RICS Level 2 Survey in Isle of Gigha PA66

Our RICS Level 2 Home Survey provides a detailed assessment of the property's condition, focusing on issues that are particularly relevant to traditional island homes. The inspection covers all accessible areas of the building, including the roof space where our surveyors examine rafters, joists, and insulation. We check the condition of external stone walls, looking for signs of delamination, erosion of sandstone pointing, and the effects of weather exposure that island properties endure throughout the year. The survey follows the RICS Home Survey standard, providing you with clear condition ratings for each element inspected.

Given that many Gigha properties are over 50 years old, our survey pays close attention to potential damp problems. Rising damp is common in older properties built without modern damp-proof courses, and the island's maritime climate can exacerbate moisture issues. We inspect timber elements for signs of wet rot and dry rot, check the condition of windows and doors, and examine the plumbing and drainage systems that in older properties may still use original cast iron or clay pipes. Our surveyors understand that traditional Scottish construction with thick stone walls and lime mortar is designed to breathe, and we assess whether any modern alterations have compromised this balance.

The survey includes a thorough assessment of the property's structural integrity. Our surveyors look for cracks in walls, signs of movement, and issues with foundations that can arise from ground conditions. While Gigha's bedrock geology of amphibolite and quartzite generally provides stable ground, we check for any areas where local soil conditions or drainage issues might affect the building's stability. We also examine the condition of the roof covering, flashings, and gutters, as roof defects are among the most common issues found in older properties. The exposed Atlantic weather that Gigha experiences means roofs take a battering from salt-laden winds and heavy rainfall throughout the year.

We also assess the property's services, including plumbing, electrical installations, and drainage. Many older properties on Gigha still have original systems that may be approaching the end of their serviceable life. Our survey provides an overview of the condition of these systems and flags any obvious safety concerns or items requiring specialist inspection by qualified tradespeople. This helps you budget for potential upgrades and ensures you are aware of any urgent repairs needed before completing your purchase.

• External walls and stonework condition
• Roof structure and covering
• Damp and moisture assessment
• Timber decay investigation
• Plumbing and drainage inspection
• Electrical condition overview
• Structural movement check
• Joinery and windows

Our experience surveying properties across the Isle of Gigha has identified several recurring defect patterns that buyers should be aware of. Damp and moisture problems feature prominently, particularly in properties that predate modern building regulations. Properties built before 1875 often lack a damp-proof course entirely, and the combination of the island's damp maritime climate and aging fabric can lead to significant moisture penetration. Our surveyors check for rising damp, penetrating damp, and condensation issues, providing clear guidance on remediation options. The proximity to the sea means that salt deposition can also accelerate moisture-related damage to external walls.

Stonework deterioration is another major concern on Gigha. The traditional random rubble stone walls common across the island are susceptible to erosion of the pointing mortar, delamination where stone layers separate, and damage from salt-laden coastal winds. Gigha's bedrock is largely amphibolite with some areas of Erins Quartzite along the east coast, and the way these local stones were used in construction requires specific expertise to assess properly. We assess the condition of all stonework, noting areas where repointing or structural repairs may be required. The nearby island of Islay and the wider Argyll coast experience similar issues, and our surveyors bring this regional expertise to every Gigha inspection.

Timber defects remain prevalent in older Gigha properties. Roof timbers, floor joists, and window frames can all be affected by wet rot or dry rot, particularly where ventilation is poor or where leaks have gone unrepaired. We probe timber elements where appropriate and report any areas of concern. Additionally, outdated plumbing and drainage systems are frequently encountered, with many older properties still featuring original iron pipes or clay drainage runs that may be approaching the end of their serviceable life. These old systems can lead to low water pressure, leaks, or drainage problems that require attention.

Roof defects are consistently identified in our surveys. Missing or damaged slates, deteriorated flashings, and inadequate insulation are common findings in older properties. The exposed Atlantic weather that Gigha experiences means roofs take a battering from strong westerly winds, heavy rain, and occasional snow in winter. We carefully assess the remaining life expectancy of roof coverings and identify any urgent repairs needed. Many properties also have shallow roof pitches typical of traditional Hebridean cottages, which can make water runoff more challenging and increase the risk of leaks.

While Gigha is not directly affected by mining activity (unlike nearby Islay with its lead mining history), buyers should be aware of potential ground movement issues. Properties in areas with shrink-swell clay soils can experience foundation movement during periods of drought or heavy rainfall. Although Gigha's bedrock geology is generally stable, we still check for signs of structural movement, cracks in walls, and any issues with foundations that might indicate ground instability. Coastal flooding is also a consideration for some properties on the island, and we note any flood risk identified in our reports.