RICS Level 2 Survey Orkney Islands

Our RICS Level 2 survey provides a thorough visual inspection of all accessible areas of the property. Our inspectors examine the walls, roof, foundations, floors, windows, doors, and critical systems including electrics and plumbing where visible. The survey uses a traffic light rating system to clearly indicate the condition of each element - red for urgent issues requiring immediate attention, amber for defects that need monitoring, and green for satisfactory condition. This standardized approach helps you quickly identify properties that need further investigation or that may require price adjustments based on repair costs discovered during the inspection.

In Orkney's older properties, our surveyors pay particular attention to common issues found in traditional stone-built homes. Many properties in areas like Kirkwall, Stromness, and the surrounding villages feature local flagstone construction, which can be susceptible to damp penetration and salt attack from coastal winds. Our inspectors assess the condition of solid walls, check for signs of rising damp, and evaluate the integrity of traditional roof coverings that may include slate or flagstone tiles. We also examine timber elements for rot and woodworm, particularly in properties that have been subject to damp conditions over many years.

The Level 2 survey includes a market value assessment and rebuild cost valuation, which is essential for insurance purposes. Our chartered surveyors draw on local market knowledge to provide accurate valuations reflecting the Orkney property landscape. With detached properties averaging £304,000 and semi-detached homes at £218,000, understanding the true value of the property in the current market conditions helps you avoid overpaying. The report also highlights any legal issues that your solicitor should investigate, including planning permissions, building regulations compliance, and any matters affecting the title.

Our inspectors also assess thermal performance observations during the survey, noting areas where heat loss may be occurring. Given Orkney's exposed climate and heating costs, this information is particularly valuable for understanding ongoing running costs. We check insulation levels where visible, window seal quality, and identify draught sources that may not be immediately obvious to buyers unfamiliar with older properties.

• Visual inspection of all accessible building elements
• Traffic light rating system for condition
• Market value and rebuild cost assessment
• Advice on urgent and major defects
• Guidance on legal issues for your solicitor
• Thermal performance observations

The Orkney Islands housing stock includes a significant proportion of older traditional properties that require specialist assessment. Many homes in the area date from the 1800s and earlier, constructed using local stone and traditional methods that differ substantially from modern building standards. A Level 2 survey is particularly valuable for these properties because our inspectors understand the specific defects that affect older stone buildings. The damp climate and coastal exposure accelerate wear and tear, meaning even well-maintained properties may have hidden issues that only an experienced surveyor would spot during a thorough visual inspection.

The geology of Orkney, predominantly Old Red Sandstone with some clay deposits in certain areas, creates specific considerations for foundations and subsidence risk. While not as prevalent as in other regions, properties built on ground with clay content may be susceptible to movement and subsidence issues, particularly if foundations were not designed to modern standards. Our inspectors examine external walls, doors, and windows for signs of movement or structural stress that could indicate foundation problems. Properties in areas with older foundations, particularly those built before modern building regulations, require careful assessment.

Orkney's coastal location presents unique challenges for property owners that our surveyors are well-equipped to identify. Salt attack on masonry is a significant issue for properties near the coast, particularly in areas exposed to prevailing winds from the North Sea. The salt-laden air accelerates deterioration of mortar joints and can cause surface erosion of porous stone. Our inspectors assess the condition of pointing, check for signs of salt crystallisation, and advise on the likely ongoing maintenance requirements for coastal properties. This local knowledge is invaluable when considering the long-term costs of owning a property in a coastal location.

The island's exposure to harsh weather, including strong winds and heavy rainfall, means that roof conditions are a critical consideration in our surveys. Traditional slate and flagstone roofs, while characteristic of the area, can suffer from wear and tear, broken or missing tiles, and deterioration of sarking boards. Our inspectors assess roof slopes, flashings, and gutters, identifying areas where water ingress may be occurring or likely to occur. Given the difficulty and cost of accessing roofing materials in Orkney, identifying these issues before purchase allows you to budget for necessary repairs or factor them into your negotiating position.

Traditional Orkney buildings often feature local stone, particularly flagstone, used for both walls and roofing. Many older properties are stone-built, often harled (rendered) or painted to provide additional weather protection. Understanding these traditional construction methods is essential for accurate assessment, as they behave differently from modern cavity wall construction. Our surveyors are experienced in evaluating the condition of solid stone walls, checking for signs of structural movement, and assessing the effectiveness of existing render or harling systems.

Modern construction in Orkney will likely include a mix of blockwork with various renders or cladding, and timber frame buildings are becoming more common in newer developments. Our inspectors assess both traditional and modern construction methods, understanding how each performs in Orkney's climate. We check the condition of external joinery, the integrity of roof spaces, and the effectiveness of damp proof courses where these have been installed. For properties that have been renovated or extended, we carefully assess the quality of workmanship and any junctions between old and new construction.

Conservation areas in Orkney, particularly in historic towns like Kirkwall and Stromness, have stricter planning controls that affect what alterations can be made to properties. Our surveyors are familiar with these considerations and will note if a property is within a conservation area or is a listed building, as this may affect your plans for the property and require specialist surveys. Understanding these restrictions before purchase helps you avoid costly surprises later.