RICS Level 2 Survey in IV16

Our RICS Level 2 Survey is a comprehensive visual inspection of a property carried out by one of our chartered surveyors who are full members of the Royal Institution of Chartered Surveyors. The survey covers all main elements of the building, both internally and externally, and produces a written report using the standard RICS condition rating system so buyers can understand the findings clearly.

Externally, our surveyors assess the roof coverings and any accessible roof structure, chimneys, gutters and downpipes, external walls and any render or pointing, windows and doors, and any boundary structures, outbuildings or areas of hard standing. For the types of properties found across IV16 - including detached bungalows, semi-detached family homes, and older Highland properties - the external inspection often reveals the most telling indicators of a property's overall condition.

Inside the property, we inspect ceilings, walls, floors, and the loft space where accessible. Damp meter readings are taken at key points throughout the building. We also note the visible condition of the heating system and hot water installation, the electrical consumer unit and visible wiring, and any drainage elements visible from outside. Every element is given a condition rating: 1 for no significant issues, 2 for items that will need attention in future, and 3 for anything requiring urgent action or specialist investigation.

The written report is structured to make it easy to identify what matters most. Alongside the condition ratings, our surveyors include notes on any legal matters that your solicitor should look into, guidance on what further investigations may be needed, and an insurance reinstatement value - the estimated rebuild cost of the property for insurance purposes.

• Roof structure, coverings, flashings and chimney stacks
• External walls, pointing, render and cladding
• Windows, external doors and frames
• Gutters, downpipes and visible drainage
• Internal walls, ceilings and floor surfaces
• Damp meter readings and moisture assessment
• Loft space and roof timbers where accessible
• Heating and hot water installation - visible condition
• Electrical consumer unit and wiring condition
• Garden, boundaries and outbuildings

The IV16 postcode area includes the village of Evanton and the wider Ross-shire district around Dingwall, one of the main market towns in the Scottish Highlands. The housing stock reflects the area's development history - a blend of older Highland properties built using traditional construction methods, post-war local authority housing, and more recent private development. Detached homes account for the largest share of sales, suggesting a strong family housing market that extends across the villages of the district.

Properties in this part of the Highlands often use construction materials and methods specific to the Scottish climate. Traditional properties may feature stone walls with harled or rendered finishes, which are common across Ross-shire. Harling is a technique where small stones are thrown into wet render to create a water-resistant surface - practical in a region with significant rainfall, but one that can hide cracks, damp patches or deteriorating masonry beneath the surface. Our surveyors are specifically trained to look for signs of issues behind harled walls during inspection.

The wider IV16 area benefits from proximity to major local employers including Highland Council and the Singleton of Glen Ord Distillery operated by Diageo in the Black Isle. This employment base has contributed to steady demand for housing in the area and supports the price growth seen over recent years. For buyers, a growing market where properties attract genuine competition makes it even more important to have a reliable, independent assessment of the condition of any property before making a firm commitment.

Older properties in IV16 - those built before the 1980s - are the most likely to benefit from a Level 2 survey. Properties of this vintage in the Highlands may have older roof coverings approaching the end of their life, single-glazed windows with deteriorating seals, outdated heating systems, and electrical installations that do not meet modern safety standards. Each of these items would be noted in our condition rating, giving buyers a clear picture of what work is likely to be needed after purchase.

Your report will be delivered as a structured written document, organised by building element and using the RICS condition rating system throughout. The summary section at the front identifies the most significant findings, so you do not have to read the entire report to understand the headline issues. Behind the summary, each section covers a specific element in more detail, with photographs where significant defects are found.

Where our surveyor recommends further specialist investigation - for example, a damp specialist to assess persistent moisture, or a structural engineer to evaluate a crack in the wall - the report will explain why this is recommended and what to look for when appointing someone. For IV16 properties, where older construction methods may produce issues that need specialist assessment, this guidance is particularly valuable in helping buyers understand the scope of any additional work needed before exchange.

The report also includes a section on legal matters for your solicitor to investigate. This might cover rights of way, boundary disputes, issues with planning permissions for extensions, or questions about building regulations approval. Our surveyors are not legal advisors, but they are trained to identify issues that should be passed to your conveyancer so that nothing important falls through the gaps between the survey and the legal process.

• Summary section highlighting key findings upfront
• Condition ratings for all building elements using the RICS scale
• Photographic evidence of defects and areas of concern
• Legal matters to refer to your solicitor
• Recommendations for specialist investigations where needed
• Insurance reinstatement value - rebuild cost for insurance purposes
• Market context and valuation commentary if requested
• Post-survey support from our team to discuss findings