RICS Level 2 Survey in IV48

A RICS Level 2 Survey is designed for residential properties that appear to be in reasonable condition and have not undergone major structural alterations. On the Isle of Raasay, this covers most of the occupied croft cottages, village houses, and standard residential properties that make up the island's housing stock. Our surveyors use the standardised RICS condition rating system: Condition Rating 1 means no repair is needed in the near future, Rating 2 identifies defects that need attention but are not urgent, and Rating 3 flags serious defects requiring prompt action.

During the inspection, we assess every main building element that is accessible without causing damage. This includes the roof covering, chimney stacks and flashings, rainwater goods, external walls, windows and doors, internal ceilings and walls, floors, the roof void where accessible, and any basement or lower ground space. We also record the visible condition of services including plumbing, electrical fittings, and heating equipment. Where we identify concerns that require further investigation, these are clearly noted in the report.

The written report following our inspection sets out condition ratings for each building element, a summary of the main findings, and recommendations for any specialist investigations we consider necessary. An optional market valuation can be included in the report at the time of booking. We write reports in plain language so you understand exactly what our findings mean and what action - if any - is required. After the report is issued, our team is available to discuss findings with you by phone or email.

For properties on Raasay that show signs of significant moisture penetration, structural instability, or major construction deficiencies, we may recommend upgrading to a RICS Level 3 Building Survey. Similarly, listed buildings such as Raasay House and the Island of Rona Lighthouse require specialist investigation beyond the scope of a Level 2. Our team will flag this during the quotation process so you can choose the right survey for your specific property.

• Roof coverings, chimney stacks, and flashings
• External walls, pointing, and surface render
• Windows, doors, and external timber joinery
• Internal walls, ceilings, and floor structures
• Roof void and attic space
• Moisture and dampness levels throughout
• Visible services including heating, plumbing, and electrical fittings
• Outbuildings, garden grounds, and boundary structures

Raasay's geology is among the most diverse in Scotland, with rocks ranging up to 3 billion years old. The northern end of the island features Lewisian Gneiss, while the south is dominated by Torridonian sandstone and shale, with areas of siltstone, mudstone, limestone, and Jurassic deposits also present. Basalt and granite outcrops occur across the island. This geological variety means ground conditions differ significantly from one part of the island to another, and a surveyor familiar with island geology will know to look carefully at foundations and ground-level masonry in areas where underlying rock type may affect drainage and stability.

Historical ironstone mining took place in the south of Raasay around Inverarish between 1911 and 1918. The infrastructure from this period - bridge pillars for the mine railway and various processing buildings - is still visible near the old ferry pier. Properties in the Inverarish area should be considered in light of this historical mining activity, as old workings can create ground instability risks even many decades after operations ceased. During our inspection, any surface evidence of ground movement or settlement is recorded and a specialist geotechnical report is recommended where visual signs give cause for concern.

Landslip risk is a known issue in parts of Raasay. The Hallaig area - designated as a Site of Special Scientific Interest - contains unstable landslips and open fissures of unknown depth, with recorded movements as recently as 1934. Coastal erosion is also an emerging risk for island properties close to the shore. Increased rainfall projected for northern Scotland and higher-intensity storm events are expected to exacerbate both coastal erosion and surface water flooding. Our survey report notes any visible surface evidence of ground movement or erosion, and identifies properties where specialist ground investigation is warranted.

• Diverse geology from Lewisian Gneiss to Jurassic sandstone across the island
• Historical ironstone mining at Inverarish (1911-1918) - potential ground stability implications
• Landslip risk in Hallaig SSSI area with fissures of unknown depth
• Coastal erosion risk for shoreline properties
• Increased rainfall and storm intensity projected for northern Scotland
• Peat and boulder clay in lower-lying areas can complicate drainage

Around 50% of the housing stock on Raasay consists of second and empty homes, with approximately 34% being second homes. This concentration of non-primary residences has contributed to a chronic housing shortage for full-time residents, with the Raasay Development Trust working actively to address the situation. Alongside the Inverarish retrofit project, the Trust is developing five new properties for affordable rent in partnership with Lochalsh and Skye Housing Association and Communities Housing Trust, and has made five self-build serviced plots available for local buyers.

The island's economy supports a modest range of employers. The Isle of Raasay Distillery, which opened in 2017, employs over 10% of the island's population and includes a whisky hotel and visitor centre. Raasay House provides hospitality and outdoor activity employment. Traditional crofting and fishing continue, and CalMac ferry services provide a transport link to Skye for both residents and workers. Forestry and Land Scotland manages forest blocks at Inverarish and Brochel. The economic reality of island living means that when properties need repair, specialist contractors must often travel from the mainland, adding cost and lead time to any works identified in a survey.

Buyers considering a property on Raasay should factor in the practical implications of island ownership. Repair costs for works identified in a survey will typically be higher than comparable mainland jobs, reflecting contractor travel time and logistics via the CalMac ferry. A survey report that clearly identifies the condition rating and likely scope of repairs gives you the factual basis to negotiate a price that reflects these costs, or to plan a maintenance budget before completion.