RICS Level 2 Survey Isle of Gigha PA68 6

The Isle of Gigha has a fascinating housing history that directly impacts the condition of properties you may consider purchasing. Following the community buyout in 2002, when the island was purchased by its residents through the Isle of Gigha Heritage Trust, significant efforts have been made to improve housing conditions. Prior to the buyout, a staggering 95% of the island's housing was classified as "below tolerable standard," with 75% of the 42 houses that came with the estate requiring substantial renovation. Around 23% were in "serious disrepair." This historical context means many properties on the island, even those that have been renovated, may still exhibit underlying issues that only a professional survey can uncover.

While the Trust has successfully renovated 28 properties since the buyout and completed five new affordable homes at Ardminish in 2023, many homes on the island remain older constructions that may exhibit issues typical of properties that have weathered the harsh Scottish island climate for decades. Our Level 2 surveys are specifically designed to identify these common problems, including damp penetration, roof condition deterioration, outdated electrical systems, and structural concerns that may not be visible during a standard viewing. We have found that properties originally constructed before modern building regulations often require particular attention to insulation and ventilation.

The island's geography also plays a significant role in property condition. As an exposed island in the Firth of Clyde, properties face constant exposure to salt-laden winds and occasional severe weather. This environmental factor can accelerate wear on external finishes, roofing materials, and window joinery. Our surveyors are experienced in assessing these island-specific challenges and will provide you with a realistic picture of the property's current condition. We understand the logistical challenges of arranging repairs on an island, which is why identifying issues before purchase is particularly valuable for budgeting purposes.

• Identification of structural issues and subsidence risks
• Assessment of damp and moisture penetration
• Evaluation of roof, walls, and foundations
• Inspection of windows, doors, and joinery
• Review of plumbing and electrical systems
• Analysis of insulation and ventilation

Properties on the Isle of Gigha reflect a mix of construction eras and styles, each presenting unique considerations for potential buyers. The majority of homes on the island were built prior to modern building regulations, and many require ongoing maintenance to keep them in good condition. The historic housing stock includes traditional stone and rendered cottages that have been modernised to varying degrees, alongside more recent additions constructed by the Isle of Gigha Heritage Trust and Fyne Homes. Understanding the construction era and method of a property is essential for identifying potential issues and budgeting for future maintenance.

Newer affordable housing developments, such as the Ardminish Affordable Homes project completed by the Trust in 2023, represent modern construction standards with features designed for wheelchair accessibility and intergenerational living. These five properties, comprising three 2-bedroom homes built to wheelchair standards and two 1-bedroom units, were constructed using contemporary methods including render and larch cladding with slate-effect pitched roofs, adhering to the island's strict design guide. The development cost was approximately £1.8 million, reflecting the premium associated with building on a remote Scottish island.

Over the past two decades, Fyne Homes has delivered 18 new social housing units on Gigha, providing accommodation ranging from 1 to 4 bedrooms in single and 1.5 storey forms. These properties follow the island's established design pattern of render and larch cladding with robust simple eaves detail. However, many older properties on the island still feature traditional construction methods that may include solid walls with limited insulation, older roofing materials, and heritage features that require specialist knowledge to assess properly. If you are considering purchasing a listed property or one with historic character, our surveyors can advise whether a more comprehensive RICS Level 3 survey might be more appropriate.

Properties in the vicinity of Achamore House, a Category B Listed building designed by John Honeyman and rebuilt in 1900 with architectural details possibly influenced by Charles Rennie Mackintosh, may require additional consideration. The white rendered external walls and red sandstone crow steps of Achamore House represent traditional island architectural features that may also appear in neighbouring properties. Our team has experience assessing properties in areas with historic significance and can advise on the most suitable survey level for your specific property.

Based on the history of housing on the Isle of Gigha, several recurring issues frequently appear during our property surveys. Damp and condensation are among the most common problems identified, particularly in older properties that may have solid walls with inadequate ventilation. The island's maritime climate, with its high humidity and salt-laden air, can accelerate moisture-related issues in properties that have not been properly maintained. We have found that properties with solid walls, which are common in older island construction, are particularly susceptible to penetrating damp, especially where external render has cracked or been damaged.

Roof condition is another significant area of concern. Many traditional properties on Gigha feature older roofing materials that may have reached the end of their serviceable life. Given the harsh weather conditions experienced on an exposed island in the Firth of Clyde, roofing materials can deteriorate more quickly than on the mainland. Our surveyors thoroughly inspect roof slopes, flashings, gutters, and chimneys, documenting any signs of damage, slippage, or deterioration. We pay particular attention to properties with slate or slate-effect roofs, checking for cracked or missing slates and deterioration of mortar pointing.

Electrical systems in older properties often require attention. Properties that have not been updated in recent years may have outdated wiring that does not meet current regulations. Our Level 2 survey includes a visual inspection of the electrical installation, with recommendations for further investigation by a qualified electrician where necessary. Similarly, plumbing systems in older homes may feature legacy materials such as galvanised steel pipes that could benefit from upgrading. Given the logistics of arranging tradespeople on an island, identifying these issues before purchase allows you to factor potential upgrade costs into your budget.

The island's economy, based largely on livestock farming, tourism, and aquaculture, means some properties may have been used for agricultural purposes or converted from traditional farm buildings. These properties may have specific issues related to their former use, including potential contamination, structural alterations, or non-traditional construction methods. Our surveyors are experienced in identifying these island-specific considerations and will ensure you have a complete understanding of the property's condition.