RICS Level 2 Survey in PA73 (Isle of Islay)

Our RICS Level 2 Survey is designed for conventional properties in reasonable condition, which describes much of the housing stock on the Isle of Islay. During the inspection, our surveyor will examine the property's exterior walls, roof, chimneys, gutters, doors, windows, and joinery. We assess the condition of the building's structure, looking for signs of movement, cracking, damp, or deterioration that could indicate underlying problems. The survey also covers the condition of the property's services, including plumbing, heating, and electrical systems, where visible.

We pay particular attention to issues that are common in Islay properties. Many homes on the island feature traditional random rubble stone walls, which can be prone to delamination and bulging over time. Properties built after the 1920s may have cavity walls with metal wall ties, and these ties can corrode in our coastal environment, causing structural concerns. Our inspectors are familiar with these local construction methods and know exactly what to look for when assessing a property in the PA73 area.

The RICS Level 2 report uses a clear traffic light system to rate the condition of different elements, from green (no repair needed) to red (urgent repair required). This makes it easy for you to understand which issues are critical and which are less pressing. We also provide a market valuation and an insurance reinstatement figure, which can be useful for mortgage purposes and for ensuring you have adequate building insurance coverage.

• Structural walls and foundations
• Roof covering and flashing
• Chimneys and parapets
• Windows and doors
• Damp and timber decay
• Plumbing and electrical basics
• Boundary walls and outbuildings

Properties on the Isle of Islay face several unique challenges that our Level 2 Survey is designed to identify. The island's geology, with its complex mix of quartzites, limestone, and mica schists, can influence ground conditions and foundation performance. High rainfall is common on Islay, and fluctuating moisture levels in the ground can lead to subtle ground movement over time, potentially affecting foundations. Our inspectors are trained to look for signs of subsidence, settlement, or movement that might indicate foundation problems.

The coastal location of Islay also means that properties can be exposed to salt-laden air, which accelerates the corrosion of metal components. If the property has cavity walls with metal wall ties, we carefully assess their condition, as corrosion can cause walls to bow or bulge. Traditional random rubble stone walls, common in older Islay properties, can suffer from delamination where the outer face of the stonework separates from the wall structure. This is a particular concern in older buildings that have not been properly maintained. Our surveyors have seen numerous instances of these issues across the island and know exactly what warning signs to look for.

Given the island's reliance on private water supplies and septic tanks in many areas, our survey also includes observations on the condition of water and drainage systems where visible. We note the general condition of the roof, which in our climate can suffer from moss growth, slipped tiles, and deteriorating flashings. These issues are common across the island and can lead to water ingress and damage to the internal structure if not addressed promptly. Our survey also considers the condition of outbuildings and boundaries, which on Islay often include traditional dry-stone walls that require ongoing maintenance.

• Foundation movement and subsidence signs
• Corroded wall ties in cavity walls
• Delamination of random rubble stone walls
• Roof condition and flashing defects
• Damp penetration and condensation
• Drainage and water supply issues

The Isle of Islay has a diverse housing stock that reflects its history and geography. Many properties in the island's villages, such as Bowmore, Port Ellen, and Bridgend, date back to the 18th and 19th centuries and were built using traditional methods. These older properties often feature solid stone walls constructed from random rubble stone, which was readily available from the island's geology. While these buildings have character and durability, they require ongoing maintenance to prevent issues such as damp penetration, stone erosion, and structural movement. Our surveyors understand these traditional construction methods and can accurately assess their condition.

Properties built from the 1920s onwards typically feature cavity wall construction, where two separate walls are built with a gap between them. Metal wall ties hold the two leaves together, but these can corrode over time, particularly in our coastal environment where salt air accelerates corrosion. Our surveyors inspect for signs of wall tie failure, which can manifest as bulging or bowing walls, horizontal cracking, or visible corrosion at the mortar joints. This is an important element of any Level 2 Survey on Islay, and we have identified numerous properties with wall tie corrosion across the island.

More recent construction on the island, including new-build properties and renovations, may use modern building methods and materials. These properties generally require less detailed inspection than older buildings, but our Level 2 Survey still provides valuable assurance about their condition. We check the quality of construction, the effectiveness of insulation, and the condition of modern windows, doors, and fittings. Even newer properties can have defects, and our thorough inspection ensures you are fully informed before completing your purchase.