RICS Level 2 Survey in IV15

Our Level 2 survey is a visual inspection of all accessible and visible parts of the property. Our inspectors assess the condition of the building's structure, roof, walls, floors, windows and doors, and all major building services. Each element is given a condition rating from 1 (no repair needed) to 3 (urgent attention required).

In IV15, where properties range from Victorian stone cottages built over 125 years ago to modern developments from the past decade, the survey scope is particularly important. Older properties in Dingwall and Muir of Ord may have traditional stone construction, which brings its own set of potential issues including damp penetration, lime mortar deterioration, and older roofing materials. Every surveyor on our network has experience assessing these property types and producing reports in plain language.

The Level 2 survey also includes a market valuation and insurance reinstatement figure if you request these as add-ons. While not required, the valuation can be valuable in a market where IV15 prices have softened slightly from the 2023 peak of £182,676.

• Roof structure, coverings, gutters and drainage
• External walls, render, cladding and pointing
• Windows, doors and external joinery
• Internal walls, ceilings and floors
• Chimney stacks and flues
• Dampness, insulation and ventilation
• Heating, plumbing and electrical services (visual inspection only)
• Outbuildings, garages and boundary structures
• Grounds, paths and drives

A significant proportion of IV15's housing stock predates 1980, and many properties were built before 1945. In Dingwall town centre, Victorian and Edwardian terraced houses and stone-built villas are common. These properties have character and solidity, but they also carry risks that should be assessed before purchase.

Damp is one of the most common issues our inspectors find in older IV15 properties. Stone walls can absorb moisture if pointing deteriorates, and properties with solid floors may have rising damp if original damp-proof courses have failed. Roof structures in older properties may use traditional cut timber rather than modern trusses, and years of small movements can cause issues with slate or tile coverings.

Electrical installations in properties built before the 1970s may include wiring systems that no longer meet current safety standards - rubber-insulated cables, rewirable fuses, and unprotected circuits are common findings in properties of this age. Our report flags these issues with clear condition ratings so you know what needs attention before or shortly after purchase.

The RICS recommends a Level 2 survey for conventional properties in reasonable condition. For properties that are particularly old, have been significantly altered, or are listed buildings - several of which exist in Dingwall, including Category A listed structures - our surveyors can advise whether a Level 3 Building Survey would be more appropriate.

• Pre-1919 stone-built properties: check for damp, pointing, and roof condition
• 1919 to 1945 properties: check for subsidence, timber decay, and electrical updates
• 1945 to 1980 properties: check for cavity wall issues and asbestos-containing materials
• Post-1980 properties: check for drainage, roof felt, and NHBC warranty status

The national average cost for a RICS Level 2 survey is around £455, with most properties falling in the range of £416 to £639. The final cost for your IV15 property depends on its size and value. With the average property price in IV15 at £175,941, most standard homes will fall at the lower to middle end of this national range.

Survey costs should be viewed in the context of the purchase price. For a home costing £175,941 - the IV15 average - a survey costing £455 represents approximately 0.26% of the purchase price. If the survey identifies issues requiring £5,000 in repairs, the cost of the survey has paid for itself more than ten times over. Buyers who skip a survey to save a few hundred pounds often find they have inherited expensive problems.

We provide transparent, fixed pricing with no hidden fees. The quote you receive online is the price you pay. We do not charge extra for the post-survey call with your surveyor or for the digital PDF report. If you require a valuation as part of your survey, this can be added at the time of booking at a clearly stated additional cost.

• Fixed price quoted online before you book
• No surprise charges after the survey
• RICS-regulated surveyor on every inspection
• Follow-up call with your surveyor included
• Digital report delivered within 3 to 5 working days