RICS Level 2 Survey in Glims Holm

The property market in the Orkney Islands has shown remarkable resilience, with prices rising by 63.9% over the five years leading to March 2025 - the steepest rise of any council area in Scotland. This significant growth makes it more important than ever to understand exactly what you are purchasing. A RICS Level 2 survey gives you that understanding without the comprehensive detail of a Level 3 Building Survey, making it ideal for properties in reasonable condition. Our surveyors examine the visible and accessible parts of the property, identifying defects that might not be apparent during a viewing and providing professional advice on necessary repairs and maintenance.

Glims Holm, as part of the Churchill Barriers-connected islands, offers a unique property landscape. Properties here often feature traditional Orkney construction methods, including local stone walls, flagstone roofs, and solid wall construction. These older properties, while full of character, can harbour hidden issues such as penetrating damp, roof wear from exposure to strong winds and rain, and outdated electrical and plumbing systems. Our chartered surveyors know what to look for in Orkney properties and provide you with a clear picture of the property's condition.

The average house price in Holm, Orkney stands at approximately £246,946, with Rightmove reporting an overall average of £255,453. With prices having dipped slightly by 3% over the last year from the 2023 peak of £288,236, there may be opportunities for buyers. However, making such a significant investment without a professional survey would be risky. Our Level 2 surveys help you negotiate with confidence, armed with knowledge about the property's true condition.

The Orkney economy, driven by agriculture, fishing, tourism, food and drink, and renewable energy sectors, creates a diverse housing market. Whether you are a local family upgrading to a larger home or someone relocating from the mainland for work, our surveyors understand the local market dynamics and what buyers need to know before committing to a purchase in this unique island setting.

• Identify hidden defects before purchase
• Understand repair costs before committing
• Negotiate price based on survey findings
• Get professional advice on property condition

When you book a RICS Level 2 survey with us in Glims Holm, you are engaging chartered surveyors who understand the local property market. Our inspection process follows RICS guidelines precisely, ensuring you receive a standardised, professional report that meets industry requirements. We examine all accessible areas of the property, from the roof space to the foundations where visible, providing you with a comprehensive assessment of the property's current condition.

Our surveyors travel throughout the Orkney archipelago, including to the outer islands beyond Glims Holm, bringing local knowledge of how properties perform in the harsh Atlantic climate. We understand that properties here face unique stresses from persistent wind, rain, and salt air exposure. Our inspection covers the roof structure, walls, floors, windows, doors, and permanent fixtures, documenting everything with photographs and detailed descriptions. We identify issues ranging from minor cosmetic defects to serious problems that might affect the property's value or safety.

The resulting report is clear and easy to understand, with condition ratings applied to each element surveyed. This means you can quickly identify which issues require immediate attention and which are less urgent. We provide professional advice on repairs and maintenance, helping you plan for future costs. For properties in Glims Holm that are near the coastline, we pay particular attention to signs of coastal erosion, salt damage to fixtures, and any flood mitigation measures that may be in place.

Properties in the Orkney Islands face unique challenges due to their coastal location and exposure to Atlantic weather conditions. Our surveyors frequently identify issues related to damp penetration, particularly in older properties where traditional lime mortar may have degraded over time. The harsh Orkney climate, with its strong winds and persistent rain, takes its toll on roofing materials, and we often find tiles or flagstones that have shifted, become damaged, or developed leaks. Understanding these common issues helps you plan for potential maintenance costs.

Another significant concern in older Orkney properties is the condition of electrical and plumbing systems. Many historic homes still have original wiring and plumbing that, while functional, may not meet current safety standards. Our Level 2 surveys include an assessment of these services, flagging any concerns that should be addressed by qualified electricians or plumbers. We also examine the property's insulation and ventilation, which are particularly important in Orkney's damp climate to prevent condensation and mould growth. Salt air exposure can accelerate corrosion of metal fixtures and fittings, something our surveyors specifically look for in coastal properties.

Coastal erosion and flood risk are also factors to consider for properties in Glims Holm. While the Churchill Barriers provide protection for some areas, properties near the coastline may be susceptible to coastal flooding and erosion over time. The Old Red Sandstone geology that characterises Orkney can be prone to erosion in exposed coastal locations. Our surveyors note the property's proximity to the coast and any signs of past water damage or flood mitigation measures. This information is valuable for insurance purposes and long-term maintenance planning.

The predominant construction materials in Glims Holm include local stone walls, often with solid wall construction rather than cavity walls, and traditional pitched roofs covered with flagstone, slate, or modern tiles. Properties may also have random rubble stonework, a feature of traditional Orkney buildings that requires careful inspection for mortar condition and structural stability. Our surveyors understand these construction methods and know how to identify the specific defects that commonly affect them.

• Penetrating and rising damp
• Roof damage and wear from Atlantic weather
• Outdated electrical systems
• Plumbing condition concerns
• Insulation and ventilation issues
• Coastal flood risk assessment
• Salt air corrosion to fixtures
• Stone wall mortar degradation

With the Orkney Islands housing market showing strong long-term growth, with a 63.9% increase in average prices over five years, buying property in Glims Holm represents a significant investment. A RICS Level 2 survey costs a fraction of the property price but provides invaluable and actionable information. The average house price in Holm, Orkney of nearly £250,000 means that identifying even a few thousand pounds in necessary repairs can save you substantial money in the long run.

Our surveyors understand that buying property in a remote island location comes with unique considerations. Travel to Glims Holm and the outer islands requires additional planning, and we factor this into our service delivery. We strive to accommodate buyer timelines while ensuring thorough inspections. The local knowledge our surveyors bring, understanding of traditional Orkney construction, and awareness of area-specific issues all add value to your survey experience.

For properties that are listed or located within conservation areas, which are common across Orkney due to the archipelago's rich historical heritage, additional considerations may apply. While a Level 2 survey can still be appropriate, we always recommend discussing any heritage property with our team to ensure you receive the most appropriate survey type. Properties of significant historical or architectural interest may require the more detailed assessment that a RICS Level 3 Building Survey provides.

The population of Orkney Islands was 22,540 in 2021, creating a close-knit community where property transactions are often known locally. Having a professional survey report gives you confidence in your purchase decision, whether you are a local buyer or relocating from the mainland. Our chartered surveyors are familiar with the unique characteristics of Glims Holm properties and the broader Orkney housing market, providing you with insight that goes beyond a simple property assessment.