RICS Level 2 Survey in Wick KW11

A RICS Level 2 Survey inspects all accessible and visible parts of a property and assigns a condition rating to each element. Condition 1 means no repair is currently needed. Condition 2 means defects that need attention in the normal course of maintenance. Condition 3 means serious defects that require urgent repair or specialist investigation. The report also includes a section on legal considerations, environmental risks, and services, giving buyers a well-rounded picture beyond just the building itself.

• Roof structure and covering - slates, tiles, leadwork, flashings, and chimney stacks
• External walls and render - checked for cracking, blown render, damp staining, and pointing condition
• Damp assessment throughout - moisture meter readings at wall bases, floors, and around window reveals
• Roof space inspection where accessible - structural timbers, insulation, signs of water ingress or pest activity
• Internal floors, ceilings, and walls - checked for cracking patterns consistent with settlement or subsidence
• Windows and external doors - condition, draught-proofing, and any signs of frame distortion
• Drainage and rainwater goods - gutters, downpipes, and gulleys
• Services overview - condition of visible electrical, gas, and plumbing installations
• Grounds and outbuildings where present

For properties in KW11, we include specific commentary on local environmental factors: clay subsidence risk, coastal exposure, and any known flood risk for the specific address. This local context is often as valuable to buyers as the structural findings themselves, particularly for people buying in Wick for the first time or relocating from elsewhere.

Traditional Wick properties were typically built using rubble stone construction - rough-hewn stone set in lime mortar and finished externally with harl (wet render). This is a very different wall construction from the modern cavity wall system used in most post-1970s builds. Solid rubble walls are more susceptible to damp penetration when the external harl breaks down, and they hold moisture within the wall structure for extended periods. Damp within solid stone walls can cause internal plaster to fail, produce salt crystallisation on wall surfaces, and eventually cause timber embedded in the wall (such as joist ends) to rot.

Slate roofing is the traditional covering for older Wick properties. Slates on well-maintained roofs can last well over a century, but nail corrosion - where the original iron nails rust and fail - can cause slates to slip, leaving gaps that allow water into the roof space. On very old roofs, the wooden sarking boards beneath the slates may also have deteriorated over decades of moisture cycling. Our inspection of the roof space (where accessible) looks specifically for slipped slates, water staining on timbers, insulation condition, and any structural defects in the roof frame.

Post-war properties in KW11 are predominantly cavity-wall construction in brick or block, with plain tile or concrete tile roofing. These properties have their own age-related concerns - cavity wall tie corrosion in homes built before the introduction of stainless steel ties, failed cavity insulation fill in older retro-fill schemes, and the condition of flat roof extensions are all commonly encountered. Our survey covers these property types just as thoroughly as the older stone-built stock.

All our surveyors covering KW11 are chartered members of RICS and hold professional indemnity insurance. They bring direct experience of the property types found in Wick and across Caithness - traditional stone and rubble construction, post-war brick and block housing, and the specific environmental risks of the Highland coastal environment. When they note a defect in a Wick property, they can contextualise it against local norms - for example, explaining whether a particular crack pattern is typical of minor clay movement or suggests something more serious.

Our reports are written in clear language aimed at buyers rather than other professionals. Where technical terminology is unavoidable, we explain what it means in plain terms. The condition rating system makes it straightforward to see at a glance which elements of the property are in good order and which need attention, and the executive summary gives a clear narrative of the overall condition without requiring buyers to read every section in detail.

After delivery, our client support team is available to help with any questions about the report. If the findings suggest further specialist investigation - a structural engineer for subsidence concerns, a damp and timber specialist, or a drainage survey - we can advise on the most appropriate specialist for the type of concern identified. We're here throughout the process, not just at the point of inspection.