RICS Level 2 Survey in Invergordon IV18

Our RICS Level 2 Survey covers all accessible elements of the building, from roof to foundations. The inspection is carried out by a qualified member of the Royal Institution of Chartered Surveyors (MRICS) who follows the current RICS Home Survey Standard - the recognised benchmark for property surveys across the UK. For Invergordon properties, which include a wide range of construction types from Victorian stone terraces to modern new builds, the Level 2 survey gives buyers a clear and structured picture of what they are buying.

Externally, our surveyor examines the roof coverings and any visible roof structure, chimneys, rainwater goods, external walls and any render or harling, windows and doors, and boundary structures, outbuildings and hard standings. For older IV18 properties with stone construction and slate roofs - particularly those in and around the Invergordon Conservation Area on High Street and Shore Road - this external check is often where the most significant issues are identified.

Inside, we work through every room, assessing ceilings, walls, floors and any exposed roof timbers in the loft space where accessible. Damp meter readings are taken throughout, with particular attention to ground-floor walls, areas below window reveals, and around chimney breasts where moisture ingress is most frequently found in Invergordon's older housing stock. Each element receives a condition rating from 1 to 3 so buyers can see at a glance where the property stands.

• Roof coverings, ridge, hips, valleys, flashings and chimney stacks
• External walls including stone, render, harling and pointing
• Windows, external doors, frames, seals and sills
• Rainwater goods - gutters, downpipes and outlets
• Internal walls, partitions, ceilings and floor surfaces
• Loft space and roof timbers where accessible
• Damp and moisture readings at key locations throughout
• Heating and hot water installation - visible condition
• Electrical consumer unit, fuse board and visible wiring
• Drainage elements visible from outside the building
• Garden, boundaries, outbuildings and external surfaces

Invergordon has a designated Conservation Area covering parts of the town centre, particularly around High Street and Shore Road, reflecting its heritage as a historic Scottish port town. Within this area, a number of listed buildings are present, including the Invergordon Town House, various churches, and older residential properties. Buyers considering properties in or near the Conservation Area should be aware of what this means for maintenance and alterations - works will generally need to use appropriate traditional materials and may require consent from Highland Council.

For buyers of listed properties or buildings within the Invergordon Conservation Area, we generally recommend considering a RICS Level 3 Building Survey rather than a Level 2. The higher level of detail in a Level 3 report is more appropriate for properties where the construction method, age and planning constraints mean that defects require more thorough investigation and explanation. Our team can advise on the right survey level based on the property's details and location.

Outside the Conservation Area, IV18 includes a wide range of residential properties built across different periods. Pre-1919 solid stone or rubble construction is common in the older streets, often with rendered or harled exteriors and slate roofs. Mid-century properties from the 1940s to 1980s typically use cavity wall construction with blockwork and rendered finishes. More recent homes, including the active new-build developments at Kindeace View and Castle View, use modern cavity wall methods with uPVC windows and concrete or composite tiled roofs.

Invergordon has a significant proportion of properties over 50 years old, and many pre-date the widespread use of modern damp-proof courses and insulation. In these properties, damp is one of the most frequently identified issues. Rising damp from ground level, penetrating damp through aging external walls, and condensation damp from inadequate ventilation can all be present - sometimes more than one type in the same property. Our surveyors take damp meter readings throughout and note the likely source and severity of any moisture identified.

Roof condition is the second most common area of concern. Older slate roofs on pre-1919 properties can show slipped slates, cracked ridge tiles, defective flashings around chimneys and roof junctions, and deteriorated sarking boards beneath the slates. In a coastal location like Invergordon, exposure to wind and salt air can accelerate weathering of roof materials. Our surveyors inspect accessible roof areas and note where re-roofing or significant repairs are likely to be needed within the medium term.

Timber decay - both dry rot and wet rot - is another issue commonly found in older Invergordon properties, particularly in areas with poor ventilation or where damp has gone unaddressed. Woodworm damage can also be present in roof timbers and floor joists in properties of this age. Outdated electrical wiring that does not meet current standards, and older plumbing systems, are also regularly noted in our surveys of pre-1970s properties in the area.

• Damp - rising, penetrating and condensation damp in older properties
• Roof defects - slipped slates, defective flashings, sarking deterioration
• Timber decay - dry rot, wet rot and woodworm in older floor and roof timbers
• Deterioration of external render or harling, particularly on windward walls
• Defective rainwater goods - blocked or leaking gutters and downpipes
• Outdated electrical wiring not meeting current standards
• Older heating systems approaching end of serviceable life
• Cracking in external walls consistent with structural movement or settlement