RICS Level 2 Survey in Sanday

The RICS Level 2 HomeBuyer Report is the ideal choice for conventional properties built after 1850, which represents the majority of Sanday's housing stock. Our inspectors examine all accessible areas of your property, providing a clear red, amber, or green rating system that highlights any issues requiring attention. The report covers the main building, boundaries, garages, and outbuildings, giving you a comprehensive overview of the property's condition. For Sanday properties, this includes assessing how traditional stone walls have performed against decades of coastal exposure.

We assess critical elements including the roof structure, walls, floors, windows and doors, damp levels, and the condition of damp-proof courses where visible. Our surveyors also inspect services such as electrics, plumbing, and heating, flagging any works that do not meet current regulations. On Sanday, where many properties retain original wiring from the mid-twentieth century, this aspect of the survey proves particularly valuable for buyers. The report includes clear, prioritized recommendations split into three categories: urgent repairs requiring immediate attention, defects that need negotiating with the seller, and things worth knowing about the property.

The HomeBuyer Report also includes a market valuation and an insurance rebuild figure, both of which prove useful when arranging your mortgage and buildings insurance. Given Sanday's location and the specific costs associated with building work on Orkney's islands, these valuations reflect the reality of the local market. The energy efficiency assessment helps you understand the likely running costs of your new home, important when considering the heating requirements of a property in Orkney's climate.

• Roof and chimney condition
• Wall structure and damp assessment
• Window and door operation
• Electrical and plumbing overview
• Boundary and outbuilding inspection
• Energy efficiency matters

Our experience surveying properties across Orkney means we know exactly what to look for in Sanday homes. The island's coastal environment creates specific problems that appear regularly in our reports. Damp penetration ranks among the most frequently identified issues, particularly in older stone properties where traditional construction methods do not include modern damp-proof courses. The salty air accelerates corrosion of metal components and can degrade certain building materials faster than inland locations, meaning we pay particular attention to tie bars, flashing, and any exposed metalwork.

Roof conditions demand careful scrutiny on Sanday. Properties are exposed to strong winds that can lift tiles and damage flashings, with storm damage being a common finding in our surveys. We regularly find issues with slate and concrete tile roofs that have suffered wind damage or have reached the end of their serviceable life. The combination of wind and rain also affects chimney stacks, which may show signs of movement or deteriorating pointing. On traditional properties with flagged roofs, we assess the condition of the flags and the mortar bedding, which can deteriorate faster in coastal conditions.

Electrical and plumbing systems in older island properties often require updating. Many traditional Sanday homes still have original wiring that does not meet current Part P regulations, particularly properties built before the 1990s. We have frequently identified wiring that dates from the 1960s or earlier during our surveys. Similarly, plumbing may consist of older materials such as galvanised steel or lead pipes that could benefit from modernization. Our surveyors document these issues clearly, helping you understand the scope and cost of any necessary upgrades.

Timber defects including woodworm and rot affect numerous older properties, particularly where damp problems exist. Our inspectors probe timber elements to assess their structural integrity and identify any active infestations that need treatment. This is especially important in properties with original wooden floors or roof structures, where joists and rafters may have been affected by decades of exposure to damp conditions. Sanday's traditional properties often feature exposed timber beams that require careful assessment.

Coastal erosion and flood risk are factors that our surveyors consider when inspecting properties near the shoreline. Sanday's low-lying nature means certain properties may be susceptible to coastal flooding during storm surges and high tides. We note the proximity of properties to the coast and any signs of previous flooding or water damage. While not all Sanday properties are affected, this is an important consideration for buyers looking at coastal locations.