RICS Level 2 Survey in Rosemount and Mile End, Aberdeen

Properties in Rosemount and Mile End predominantly feature traditional granite construction, with many Victorian period features throughout the area. These older properties, while full of character and charm, often come with hidden issues that only a trained eye can spot. Our inspectors regularly find problems with damp, outdated electrical systems, and roof condition issues in properties of this age. The granite construction method used in many Rosemount homes, while durable, can hide structural movement or deterioration that is not visible from street level.

The local housing market in Rosemount and Mile End has seen significant price adjustments, with terraced properties averaging around £350,738 and semi-detached properties at approximately £330,125. Given these substantial investments, our Level 2 survey provides essential protection by identifying defects before you complete your purchase. The survey is particularly valuable in this area because many properties have been standing for over 100 years, meaning components like roof coverings, windows, and plumbing systems are likely approaching or have exceeded their expected lifespan.

Our chartered surveyors bring local knowledge to every inspection in Rosemount and Mile End. We understand that the area proximity to Aberdeen Royal Hospital makes it popular with healthcare professionals, while the excellent transport links and walkability to the city centre attract families and young couples. This means properties here range from period granite flats to more modern developments, each requiring a tailored inspection approach. We check everything from the condition of the roof tiles to the integrity of the granite pointing, ensuring you have a complete picture of the property condition.

The housing stock in Rosemount and Mile End consists primarily of traditional granite dwellinghouses built during the Victorian and Edwardian periods. These properties were constructed using local granite blocks, often with solid walls rather than cavity walls, which can be more susceptible to damp penetration. Our surveyors are trained to identify the specific issues that affect these traditional properties, including the condition of original lime mortar pointing that may have deteriorated over time. We also check for signs of previous structural alterations, such as removed chimney breasts or modified room layouts, which can affect the integrity of the building.

• Visible signs of damp and moisture penetration
• Condition of roof coverings and flashings
• State of windows, doors, and joinery
• Electrical system condition and compliance
• Plumbing and drainage assessment
• Wall and ceiling condition
• Assessment of any extensions or alterations
• Condition of shared elements in flats

The traditional granite properties found throughout Rosemount and Mile End were typically constructed using locally sourced Aberdeen granite, which gives the area its distinctive appearance but also presents specific challenges for buyers. These solid wall constructions, typically 400-600mm thick, were built with lime-based mortars rather than modern cement, meaning the pointing between granite blocks can deteriorate over time. Our surveyors inspect the condition of this pointing carefully, as failing mortar can allow water ingress that leads to damp problems internally.

Many properties in the area feature traditional timber sash windows, which were the standard installation in Victorian and Edwardian properties. These windows, while attractive and characterful, require regular maintenance and can suffer from rot in their sills and frames, failed pulley systems, and condensation issues where secondary glazing has been added. Our inspectors assess the operation and condition of these windows, noting any repairs that may be required.

The roofing on traditional Rosemount properties typically consists of slate or clay tile, often laid on timber rafters with sarking boards. These roofs can be 80-150 years old, and while the tiles or slates may appear serviceable from ground level, the underlying structure may have areas of decay or previous repairs that are not visible without close inspection. We access roof spaces where safe and accessible to examine the condition of timbers, insulation, and any existing leadwork or flashing.

Given that the majority of properties in Rosemount and Mile End are over 50 years old, with a significant proportion exceeding 100 years, the RICS Level 2 survey is particularly appropriate for this housing stock. The visual inspection method is designed to identify defects that are visible or accessible without moving furniture or removing finishes, which is ideal for assessing period properties where invasive investigation would not be appropriate or proportionate.

The traditional granite dwellinghouses in Rosemount and Mile End represent a significant portion of the local housing stock. These properties, while solidly constructed, often exhibit specific issues that our surveyors are trained to identify. Damp penetration is particularly common in older granite properties, especially where original damp-proof courses may have failed or were never installed. The porous nature of some granite can allow moisture to travel through walls, leading to damp patches on internal surfaces and potential timber decay. We have encountered numerous properties in the Rosemount area where rising damp has affected ground floor walls, particularly where external ground levels have been raised over the years.

Roof condition represents another major concern in this area. Many properties feature traditional slate or tile roofs that, while attractive, can suffer from slipped or broken tiles, deteriorating leadwork, and decaying timbers in the roof space. Our inspectors access the roof where safe and possible to do so, examining the condition of flashings around chimneys, valleys, and abutments. In Rosemount, where properties date back to the Victorian era, roof failures can lead to significant water damage if not identified early. We commonly find issues with valley gutters becoming blocked or leaking, and with chimney stacks that have not been properly maintained.

Outdated electrical systems are frequently encountered in properties that have not been updated in recent years. Properties built before modern electrical regulations often have fuse boxes, wiring, and socket installations that do not meet current safety standards. Our surveyors note the condition of visible electrical installations and recommend further investigation by a qualified electrician where necessary. This is particularly important in Rosemount and Mile End, where many properties retain their original electrical infrastructure despite partial modernisations. We frequently see old round-pin sockets, fabric-covered cable, and fuse boards that would not meet current regulations.

The timber sash windows common to Victorian properties in Rosemount require specific attention during our survey. These windows, while characterful, can suffer from decay in their sills and frames, condensation issues between double-glazed units where applicable, and operational problems with their pulley systems and weights. Our inspectors assess the condition of these features and provide advice on maintenance or repair requirements. Many properties in the area also have original internal doors, architraves, and skirtings that may show signs of wear or previous damage.

In flats within Rosemount and Mile End, additional considerations apply regarding shared elements and the condition of common parts. The structure of the building, including foundations, load-bearing walls, and the roof, is a shared responsibility in most cases. Our surveyors will note the condition of shared elements where visible and advise on any concerns regarding the maintenance of the building as a whole. We also check the condition of windows in flats, as these are often the responsibility of the leaseholder rather than the freeholder.