RICS Level 2 Survey in Lamb Holm

The RICS Level 2 survey is designed specifically for properties in reasonable condition that are built using conventional methods. Our inspectors examine all accessible areas of the property, from the roof down to the foundations, providing a thorough assessment of the building's current state. The survey includes a detailed inspection of the walls, floors, ceilings, doors, and windows, as well as the condition of the roof, chimneys, and any outbuildings. We also check the functionality of key systems including plumbing, electrical wiring, and heating installations, flagging any areas that do not meet current safety standards or regulations.

For properties in the Orkney Islands, our surveyors pay particular attention to the issues that commonly affect buildings in this exposed coastal environment. The harsh weather conditions, including strong winds and driving rain, can cause significant wear on roofs, render, and external joinery. We inspect for signs of penetrating damp, which is particularly prevalent in older stone-built properties where the driving rain can penetrate solid walls. Our inspectors also assess the condition of any coastal defences or sea walls that may affect the property, given the island location of Lamb Holm and surrounding areas. We have found that properties in exposed positions along the coast, particularly those within view of the Churchill Barriers, often require more attention to flashings and roof coverings due to the accelerated wear from salt-laden winds.

The Level 2 survey uses a traffic light rating system to clearly indicate the condition of each area inspected. Green ratings indicate no issues requiring attention, amber ratings highlight defects that need repairing but are not considered serious, and red ratings flag serious issues that require urgent attention. This clear, visual format makes it easy for you to understand exactly what work may be needed after you move in, and helps you plan for any renovation or repair costs. Each section of the report includes specific recommendations, ranging from simple maintenance tasks to more serious issues that require specialist investigation.

During our inspections, we frequently encounter issues specific to Orkney properties. The traditional use of local Old Red Sandstone in construction creates solid walls that, while beautiful, can be more susceptible to moisture penetration than modern cavity wall constructions. We also see many properties with original single-glazed windows and older heating systems that, while functional, would benefit from upgrading. Our detailed report will flag these issues and provide you with the information needed to make informed decisions about your potential purchase.

• Roof and loft structure
• Walls, damp proof course, and render
• Windows and doors
• Plumbing and electrical systems
• Chimneys and flues
• Floors and ceilings
• Garage and outbuildings
• Boundary walls and fences

The Orkney Islands present unique challenges for property owners and buyers that our surveyors understand intimately. The geology of Orkney is predominantly Old Red Sandstone, which has been used for generations in traditional building construction. While locally sourced stone creates the characteristic appearance of many Orkney homes, it also presents specific considerations for buyers. Traditional stone walls are often solid constructions without cavity insulation, which means they can be more susceptible to penetrating damp, particularly on exposed elevations that face the prevailing weather. We have inspected numerous properties where the original lime mortar pointing has deteriorated, allowing moisture to penetrate deep into the wall structure.

Properties in the Holm parish and surrounding areas benefit from connections to the Orkney Mainland via the Churchill Barriers, but the coastal exposure remains a significant factor. The Churchill Barriers themselves, constructed using concrete and stone from local quarries, demonstrate the engineering challenges of building in this marine environment. Our surveyors inspect properties with these coastal factors in mind, checking for any signs of salt damage to external surfaces, corrosion of fixings and ties, and any evidence of flooding or water ingress that may occur during severe winter storms. Properties located near the coastline, particularly those on the eastern side facing the North Sea, often show accelerated weathering on render and paintwork.

The historical heritage of Lamb Holm and the surrounding islands also means that some properties may be affected by historic building methods or may be in proximity to scheduled monuments or listed buildings. The Italian Chapel on Lamb Holm is a Category A listed building, demonstrating the importance of understanding the historic context of properties in this area. While residential properties are unlikely to be listed, our surveyors are aware of the potential for older properties to have been modified over the years in ways that may not meet current building regulations. We have seen properties where previous owners have carried out DIY alterations that, while well-intentioned, may not comply with current standards.

The economic profile of the Orkney Islands, driven significantly by tourism and the fish farming industry, influences the property market in various ways. The former quarry on Lamb Holm, used in the construction of the Churchill Barriers, has been converted into a fish farm, illustrating the evolving nature of the islands' economy. These factors can affect property values and the types of properties available, making it even more important to obtain a thorough survey before purchasing. Properties with sea views or proximity to tourist attractions often command premium prices, but they may also face specific challenges related to exposure and accessibility that our surveyors are well-placed to identify.

One factor that buyers in the Orkney Islands should consider is the age of the housing stock. Many properties in the area date back to the 19th century or earlier, built using traditional methods that predate modern building regulations. These older properties often have character and charm, but they can also present issues such as inadequate insulation, outdated electrical systems, and original plumbing that may need updating. Our Level 2 survey is particularly valuable for older properties, as it highlights these issues and helps you budget for any necessary upgrades after purchase. We have found that properties in the Holm parish, with an average price of over £255,000, often require significant allowance for renovation work, particularly if they have been uninhabited for periods or maintained to a minimal standard.