RICS Level 2 Survey in PH15

The PH15 area encompasses some of Perthshire's most desirable villages, with a housing stock that reflects centuries of architectural history. Abernethy, one of Scotland's oldest burghs, features numerous pre-1919 properties built from local sandstone, many of which are listed or located within the designated Conservation Area. Bridge of Earn offers a mix of Victorian and Edwardian homes alongside more recent developments. This diversity in construction age and style means that properties in PH15 can present a wide range of potential issues that only a trained eye will spot.

Our Level 2 surveys are particularly valuable in this area because over sixty percent of properties are over fifty years old. These older homes often come with hidden defects such as failing damp-proof courses, deteriorating roof coverings, outdated electrical systems, and timber rot. The glacial till geology common to parts of PH15, which includes boulder clay with shrink-swell potential, can also create foundation movement concerns, especially where trees are nearby or drainage is inadequate. We inspect for all of these issues and more, providing you with a comprehensive understanding of the property's condition.

The River Earn flowing through the area brings flood risk considerations that are worth understanding before you buy. Our surveyors assess flood resilience and any history of water ingress, providing you with practical advice on what to do if issues arise. We also check for signs of past flooding, even if current owners have implemented protective measures. Properties near the river in Bridge of Earn and surrounding areas should be carefully assessed for flood risk, and our reports include specific advice on this important consideration.

Living in PH15 offers excellent transport links with the M90 motorway providing easy access to Perth, Dundee, and Edinburgh beyond. Many residents commute to Perth (PH1, PH2) for work in retail, public services including NHS Tayside and Perth and Kinross Council, and other sectors. This commuter character means properties here are in steady demand, but it also means buyers should ensure they are making a sound investment. Our survey helps you do exactly that by revealing any issues that could affect the property's long-term value or require significant expenditure.

• Traditional sandstone construction
• River flood risk assessment
• Foundation and subsidence checks
• Conservation Area considerations
• Electrical and plumbing condition
• Roof and structural element inspection

Based on our experience surveying properties across the PH15 area, we see several recurring issues that buyers should be aware of. Damp problems are particularly common in older sandstone properties, where rising damp can occur due to failed or non-existent damp-proof courses. Penetrating damp from failing roof coverings, damaged pointing, or inadequate gutters is also frequently observed, especially during the wet Scottish winters that properties in this area endure. We have seen numerous properties where damp has caused significant damage to timber floors and internal plasterwork, often going unnoticed by current owners who have become accustomed to slightly elevated moisture levels.

Electrical systems in properties built before the 1980s often fall well below current standards and may pose a safety risk. We regularly recommend that buyers obtain a qualified electrician to test the consumer unit, wiring, and sockets before completion. Many older properties in the area still have the original fuse box with rewireable fuses, which do not provide the same level of protection as modern circuit breakers. Similarly, plumbing in older properties may use galvanised steel pipes that have corroded internally, leading to low water pressure and potential leaks. We have found properties where the cold water tank is corroded or missing insulation, which can be a particular issue during winter months.

Timber defects including woodworm and both wet and dry rot are encountered in properties with damp penetration issues or inadequate ventilation. Roof timbers are particularly vulnerable, and we often find evidence of past infestations that may require treatment. The slate and tile roofs common to older properties in PH15 also require careful inspection, as slipped or broken coverings can allow water ingress that leads to more serious structural problems over time. We check all accessible roof spaces for signs of timber decay, past water staining, and any structural issues that might need attention.

Properties in PH15 can also be affected by the underlying geology. The boulder clay soils common to parts of this area have shrink-swell potential, which means they expand when wet and contract during dry periods. This can cause foundation movement, particularly where trees are planted close to the property or where drainage is inadequate. We look for signs of this type of movement, including cracking to walls, doors and windows that stick, and uneven floors. If we identify any concerns, we will recommend further investigation by a structural engineer.

• Rising and penetrating damp
• Roof covering defects
• Outdated electrical systems
• Corroded plumbing
• Timber rot and woodworm
• Foundation movement concerns