RICS Level 2 Survey in IV36

A RICS Level 2 Survey is designed for conventional residential properties that appear to be in reasonable condition. Our RICS-qualified surveyors inspect every accessible part of the building using the standardised condition rating system: Condition Rating 1 means no repair is needed, Rating 2 identifies defects that require attention but are not urgent, and Rating 3 flags serious defects that need prompt action. This rating system makes it straightforward to prioritise repairs and enter negotiations with sellers from an informed position.

During the inspection, our team checks every main element of the building. We assess the roof covering, chimney stacks, rainwater goods, external walls, windows and doors, internal walls and ceilings, floors, roof space, and any basement or cellar where accessible. Services visible to the naked eye are also noted. Where evidence of damp, timber defects, or structural movement is spotted, we flag these clearly and recommend specialist follow-up investigations where necessary.

The written report that follows our inspection includes a detailed summary of our findings, condition ratings for each element, a market valuation of the property if you have requested this, and a reinstatement cost estimate for insurance purposes. We write the report in plain language so you understand exactly what we found and what it means for you as the prospective buyer. Our team is available by phone or email to talk through any questions after you have read the report.

For conventional properties built after 1890 that have not undergone significant alterations, a Level 2 Survey covers the inspection requirements most buyers need. Properties within the Forres Conservation Area, or those showing obvious signs of substantial modification or disrepair, may be better served by a RICS Level 3 Building Survey, which provides a deeper structural investigation and more detailed repair recommendations.

• Roof structure, coverings, chimney stacks and flashings
• External walls, pointing, render, and cladding
• Windows, doors, and external joinery
• Internal ceilings, walls, and floors
• Roof void and loft space
• Damp and moisture levels throughout
• Visible services including plumbing, electrics, and heating
• Outbuildings, boundaries, and drainage

Forres has a well-documented history of flooding from two main sources: the River Findhorn and the Burn of Mosset. The town has been subject to significant flood events over many decades, which prompted the completion of two major flood alleviation schemes. The Burn of Mosset scheme, completed in 2009, included a large flood storage reservoir at Chapelton Dam. The River Findhorn and Pilmuir scheme, completed in 2015, involved new embankments, increased flood plain capacity, diverted water channels, and a pumping station for the low-lying Pilmuir area. These improvements have substantially reduced flood risk for many properties in Forres, but buyers should still check individual property flood risk assessments.

Kinloss faces a different flood risk profile from Forres. Flooding here arises from high tides combining with high fluvial run-off in the Kinloss Burn, particularly affecting low-lying areas near the coast. A detailed Flood Risk Assessment is required for any planning application in identified risk zones within Kinloss. Groundwater flooding also affects the Pilmuir area of Forres, where very shallow groundwater can lead to marshy ground conditions and an increased risk of water entering properties at lower levels. The Findhorn, Nairn and Speyside Local Plan District - which includes IV36 - faces river, surface water, and coastal flood risks across the area.

The survey report covers visible evidence of water ingress and damp within the property, but it does not replace a formal flood risk assessment. If you are buying in an area with known flood history, we recommend checking the Scottish Environment Protection Agency (SEPA) flood maps and commissioning a specialist flood risk assessment if required. Any visible signs of historic flood damage or damp found during the inspection are flagged clearly in the report with appropriate condition ratings.

• River Findhorn flood alleviation scheme completed 2015
• Burn of Mosset scheme completed 2009 with Chapelton Dam reservoir
• Kinloss Burn poses tidal and fluvial flood risk to coastal properties
• Groundwater flooding affects the low-lying Pilmuir area of Forres
• Check SEPA flood maps for individual property flood risk
• Coastal erosion is an emerging risk for properties near Findhorn Bay and the Moray coast

IV36 has a number of active new-build developments. Springfield Properties is currently selling homes at Knockomie Braes Phase 4 off Mannachie Road in Forres, with 4-bedroom detached homes such as the Culbin with sunroom listed at £448,000. Kinloss Retirement Park in Kinloss (IV36 3ST) offers 2-bedroom park homes for the over-50s community, with prices ranging from £235,000 to £255,000. The Dallas Dhu development in Forres, part of the Moray Growth Deal, received planning approval for Phase 1 in March 2025 and includes custom build serviced plots alongside affordable homes and student accommodation.

Buyers of new-build properties sometimes assume that a developer's warranty - such as NHBC Buildmark - removes the need for an independent survey. This is a misconception. A developer's warranty covers structural defects but does not provide an independent assessment of the property's condition at the point of sale. A snagging survey carried out by one of our inspectors before legal completion identifies cosmetic and workmanship defects that the developer is responsible for rectifying before you move in. We can visit Knockomie Braes and other IV36 new-build sites ahead of your legal completion date.

Buyers purchasing plots or self-build opportunities in IV36 - including the custom build serviced plots at Dallas Dhu and Lochyhill - benefit from a series of inspections at key construction stages rather than a single post-completion survey. This approach catches issues while they can still be rectified by the builder and ensures the construction matches the approved plans. Speak to our team about stage inspections if you are purchasing a custom build home in the IV36 area.