RICS Level 2 Survey in Sgeir Phlocach

The RICS Level 2 Survey is designed for properties in reasonable condition that are constructed using conventional methods. This inspection provides a comprehensive evaluation of the property's visible elements, including the roof, walls, windows, doors, floors, and ceilings. Our surveyors systematically examine each accessible area, documenting any defects, potential issues, or areas requiring future maintenance attention. The resulting report uses a clear traffic light rating system to indicate the severity of issues found, making it easy for you to understand which problems require urgent attention and which are minor matters that can be addressed over time. Each element of the property receives a condition rating of either Red (requires urgent attention), Amber (requires attention but is not urgent), or Green (satisfactory condition), giving you a clear at-a-glance understanding of the property's overall state.

During the inspection, our surveyor will assess the overall condition of the property and provide expert commentary on each major element. This includes evaluating the structure for signs of movement or stress, identifying any signs of damp or timber defects that could indicate underlying problems, checking the condition of roof coverings and flat roof sections, and examining the integrity of windows and doors and their ability to provide adequate weather resistance. The survey also includes a market valuation and insurance rebuild cost estimate, which can be invaluable for ensuring you have adequate cover in place and for mortgage purposes. Our valuation is based on current market conditions in the local area and considers the specific characteristics of the property being surveyed.

For properties throughout Argyll and Bute and the surrounding island communities, our Level 2 surveys address the specific challenges presented by the local environment. Properties in this region often face exposure to Atlantic weather conditions, which can accelerate wear on external finishes and roofing materials. Our surveyors understand these regional factors and provide tailored advice that reflects the local building traditions and environmental conditions. We pay particular attention to the condition of roof coverings, which in coastal areas may show accelerated deterioration due to salt-laden winds, and to the integrity of external render and pointing, which can be affected by repeated wetting and drying cycles throughout the year.

The RICS Level 2 Survey represents an excellent balance between thoroughness and accessibility for buyers purchasing conventional properties in reasonable condition. Unlike more extensive building surveys, the Level 2 focuses on visible defects and provides clear guidance without requiring invasive investigations that would only be appropriate for suspected hidden problems. This makes it the most popular survey choice for buyers purchasing typical residential properties, particularly those constructed within the last fifty to sixty years using standard building methods that comply with relevant building regulations at the time of construction.

• Comprehensive visual inspection of all accessible areas
• Clear traffic light rating system for defects
• Market valuation and rebuild cost estimate
• Expert advice on property condition and maintenance
• 3-5 working day turnaround on reports

Properties throughout Argyll and Bute and the wider Outer Hebrides region present unique considerations that our surveyors understand intimately. The coastal location of many communities means properties are exposed to prevailing Atlantic weather systems, which can result in accelerated weathering of external surfaces and roofing materials. Our surveys carefully assess the impact of this exposure on property condition, identifying any areas where maintenance may be required to protect the building fabric. We pay particular attention to the condition of roof coverings, which in exposed coastal locations may require more frequent replacement than in more sheltered areas, and to the state of external render and pointing, which can be affected by salt-laden winds and repeated wetting and drying cycles throughout the year.

The region boasts a diverse range of property types, from traditional stone-built cottages and croft houses to more recent constructions developed during various periods of housing expansion. Many older properties in the area feature solid wall construction, which requires different assessment criteria compared to modern cavity-walled buildings. Our surveyors are experienced in evaluating these traditional construction methods and can identify issues specific to older buildings, such as damp penetration through solid walls, structural movement that may have occurred over many years, or the condition of traditional roof coverings including slate and stone tiles that are common throughout the region. Understanding these traditional building methods is essential for accurate assessment and for providing appropriate advice to buyers.

Traditional Hebridean properties often feature thick stone walls constructed from local materials, typically using lime-based mortars that allow the structure to breathe. This is quite different from modern construction, and our surveyors understand how to assess these buildings without causing damage or misinterpreting normal characteristics as defects. We recognise that some dampness in older stone buildings may be acceptable and related to the breathability of the construction, while other damp issues may indicate problems that need addressing. Our detailed knowledge of traditional building methods ensures you receive accurate, appropriate advice about any issues identified during the inspection.

Additionally, properties in more remote locations may face challenges related to access, services, and infrastructure that differ from urban areas. Our survey reports include relevant commentary on these factors, helping you understand the full context of your property investment. Whether your property is in a bustling town centre or a remote coastal settlement, we provide the detailed information you need to make an informed decision. Properties in more remote areas may have private water supplies, septic tanks or private drainage systems, and different heating arrangements that all require consideration when assessing the overall condition and ongoing costs of the property.

• Coastal weather exposure assessment
• Traditional construction evaluation
• Access and services commentary
• Local building method expertise
• Private water and drainage assessment