RICS Level 2 Survey in HS2 0 Stornoway

Our RICS Level 2 Survey provides a detailed inspection of the property's visible and accessible elements, assessing the overall condition and identifying any defects that may affect value or safety. The survey includes a comprehensive visual inspection of the walls, roof, floors, windows, doors, and interior joinery, giving you a clear picture of what you're potentially buying. We use the RICS Condition Rating system to clearly flag issues from rating 1 (no repair needed) through to rating 3 (urgent repairs required).

In the HS2 0 area, our inspectors pay particular attention to issues common to island properties. The harsh Atlantic weather, with its strong winds and heavy rainfall, accelerates wear on external building fabric, and many traditional properties feature solid stone walls with harl (render) that can deteriorate over time. Our surveyors check for signs of damp penetration, roof condition, and the integrity of flashing around chimneys, which are frequent problem areas in older Lewis properties. We also examine the condition of any uPVC windows that may have been fitted as replacements, as these can sometimes have condensation issues in the humid island climate.

The Level 2 survey also includes a market valuation and an insurance rebuild cost assessment, which is particularly important in remote areas where repair costs can be higher due to the logistics of transporting materials and contractors to the island. We flag any urgent issues that require immediate attention and provide practical recommendations for ongoing maintenance. Our familiarity with local property values across different settlements within HS2 0, from Sanndabhaig to Pabail Iarach, helps us provide accurate valuations that reflect the true local market conditions.

• Visual inspection of all accessible areas
• Damp and timber decay assessment
• Roof covering and chimney condition
• Wall structure and pointing condition
• Windows, doors, and joinery
• Floor structures and foundations
• Market valuation and rebuild cost
• Condition Rating system (1, 2, 3)

The Isle of Lewis presents unique challenges for property buyers that aren't typically encountered on the mainland. Our local experience shows that many properties in the HS2 0 sector, particularly those in settlements like Siadar, Àird Thunga, and the outskirts of Stornoway, face issues related to their exposed Atlantic location. The constant exposure to westerly winds and salt-laden air accelerates building material degradation in ways that mainland surveyors rarely encounter. When you book a survey with us, you're getting inspection expertise specifically tuned to these island conditions.

Traditional croft houses, which make up a significant portion of the housing stock in areas like Lìonal, Tàbost, and Suainebost, often have complex histories of extension and alteration carried out over generations. These properties may have had sections added at different times, using varying construction methods, which can create junctions and interfaces that are prone to damp penetration and structural movement. Our inspectors know to look for these tell-tale signs and can assess whether previous owners obtained proper building warrants for their alterations.

The remote nature of the HS2 0 area also means that repair and remediation costs can be substantially higher than equivalent work on the mainland. Materials often need to be shipped in, and specialist contractors may need to travel from the mainland, adding significant cost to any remedial work. Our rebuild cost assessments factor in these island-specific logistics, giving you a realistic picture of the true cost of any repairs identified during the survey. This is particularly important for properties in smaller settlements like Brocair or Port Mholair, where contractor availability is more limited.

Our experience surveying properties across the Isle of Lewis shows that damp is one of the most prevalent issues, particularly in older traditional properties. The combination of exposure to relentless Atlantic weather, sometimes inadequate damp-proof courses, and periods of occupancy vacancy can lead to penetrating damp and condensation problems. Our inspectors use their expertise to identify the cause and severity of any damp issues and recommend appropriate solutions. We've found that properties which have been recently renovated without proper ventilation are particularly prone to condensation issues, especially in bedrooms and bathrooms.

Roof conditions require careful assessment in this area. Many properties feature slate or corrugated iron roofing that has been exposed to decades of westerly winds and salt spray. We check for loose or missing slates, corroded corrugated sheets, damaged flashing, and the condition of chimney stacks, which are particularly vulnerable in exposed locations. The high rainfall also means we pay close attention to gutters, downpipes, and drainage around the property foundations. Properties in areas with mature trees, such as those near Dail bho Dheas or Suardail, may also have issues with blocked gutters from falling leaves.

Traditional stone-built properties, which make up a significant portion of the housing stock, can present specific challenges. Issues with wall ties in properties where they have been installed, cracking due to thermal movement or settlement, and the condition of traditional lime mortar pointing all form part of our assessment. We also check for any alterations that may have been carried out without proper structural consideration, which can be common in older croft houses that have been extended over generations. Many properties in settlements like Griais or Gabhsann bho Thuath have had significant internal modifications that may not have been properly assessed for structural implications.

Electrical and plumbing systems in older Lewis properties often require careful assessment. Many traditional croft houses still have original wiring that may not meet current electrical safety standards, and we frequently identify consumer units that need upgrading. Similarly, plumbing systems in older properties may feature galvanized steel pipes that are prone to internal corrosion and reduced water pressure. Our survey will flag any visible electrical or plumbing concerns that require further investigation by qualified contractors.