RICS Level 2 Survey in IV36

A RICS Level 2 Survey suits conventional homes that look to be in reasonable condition. Our RICS-qualified surveyors inspect every accessible part of the building and use the standardised condition rating system. Condition Rating 1 means no repair is needed, Rating 2 points to defects that need attention but are not urgent, and Rating 3 marks serious defects that need prompt action. It gives buyers a clear way to prioritise repairs and go into discussions with sellers from an informed position.

Our team checks the main parts of the building during the inspection. That includes 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 we can get access. We also note services that are visible to the naked eye. If we spot damp, timber defects, or structural movement, we flag them plainly and suggest specialist follow-up investigations where needed.

Once the inspection is done, the written report sets out our findings in detail. It includes condition ratings for each element, a market valuation of the property if you have asked for one, and a reinstatement cost estimate for insurance purposes. We write it in plain language, so you can see exactly what we found and what it means for you as the prospective buyer. If anything needs talking through afterwards, our team is on hand by phone or email.

For conventional properties built after 1890 and not subject to major alteration, a Level 2 Survey usually covers what most buyers need. In the Forres Conservation Area, or where a property shows obvious signs of substantial modification or disrepair, a RICS Level 3 Building Survey may be the better fit. That goes deeper into the structure and sets out 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 long record of flooding from two main sources, the River Findhorn and the Burn of Mosset. Over many decades the town has seen significant flood events, which led to two major flood alleviation schemes being completed. 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, brought new embankments, increased flood plain capacity, diverted water channels, and a pumping station for the low-lying Pilmuir area. These works have cut flood risk for many properties in Forres, but buyers should still look at the individual flood risk assessment for each home.

Kinloss faces a different flood risk profile from Forres. Here, flooding comes from high tides meeting high fluvial run-off in the Kinloss Burn, with the lowest-lying coastal areas taking the strain. Any planning application in identified risk zones within Kinloss needs a detailed Flood Risk Assessment. Groundwater flooding also affects the Pilmuir area of Forres, where very shallow groundwater can leave the ground marshy and raise the chance of water entering properties at lower levels. The Findhorn, Nairn and Speyside Local Plan District, which includes IV36, has river, surface water, and coastal flood risks across the area.

Our survey report records visible signs of water ingress and damp within the property, but it is not a substitute for a formal flood risk assessment. If you are buying somewhere with a known flood history, we suggest checking the Scottish Environment Protection Agency (SEPA) flood maps and commissioning a specialist flood risk assessment if that is needed. Any visible evidence of historic flood damage or damp picked up during the inspection is noted clearly in the report with the right 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 several active new-build developments. Springfield Properties is 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 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.

Some buyers of new-build homes think a developer's warranty, such as NHBC Buildmark, removes the need for an independent survey. It doesn't. A developer's warranty covers structural defects, but it does not give an independent view of the property's condition at the point of sale. A snagging survey carried out by one of our inspectors before legal completion picks up cosmetic and workmanship defects that the developer must put right before you move in. We can visit Knockomie Braes and other IV36 new-build sites before your legal completion date.

Buyers taking plots or self-build opportunities in IV36, including the custom build serviced plots at Dallas Dhu and Lochyhill, tend to benefit from a series of inspections at key construction stages rather than a single post-completion survey. That way, problems can still be put right by the builder and the work can be checked against the approved plans. Speak to our team about stage inspections if you are buying a custom build home in the IV36 area.