RICS Level 2 Survey in Shetland Islands

The Shetland Islands present unique considerations for property buyers that make professional surveys particularly valuable. The average property price in the islands has reached £202,000 as of December 2025, with detached properties averaging £275,000 and flats at around £100,000. Given these significant investments, our RICS Level 2 surveys identify issues specific to the local housing stock, including problems arising from the harsh North Atlantic climate and traditional construction methods used throughout the islands.

Traditional Shetland properties, often known as crofthouses, were frequently built with drystone walls that may have been rendered, with roofs originally covered in turf and thatch before being replaced with slate or corrugated iron. While these homes have considerable character, they can suffer from damp issues, structural movement, and weathering that requires ongoing maintenance. Our surveyors carefully assess these older properties, looking for signs of penetrating damp, roof deterioration, and any issues with outdated electrical or plumbing systems that may be present in properties of this age.

The local economy plays a significant role in the property market, with employment across the oil and gas sector at Sullom Voe Terminal, fishing and aquaculture, public services, and the growing renewable energy industry. Many properties in the Shetland Islands are purchased by those relocating for work in these sectors, and our surveyors understand the types of properties commonly found in areas like Brae, Voe, and the greater Lerwick area. Whether you are buying a modern timber-framed home or a traditional stone property, our detailed survey provides the information you need.

The housing mix in Shetland shows 48% detached properties, which is notably higher than many mainland areas, reflecting the rural nature of island living. This means our surveyors frequently inspect larger properties with extensive roof areas and multiple outbuildings that require thorough assessment. Understanding this local context helps us provide more accurate and useful survey reports tailored to Shetland's distinctive property market.

• Detailed structural assessment
• Damp and moisture detection
• Roof and chimney inspection
• Electrical and plumbing condition review
• Analysis of insulation and ventilation
• Identification of urgent repairs needed

The geology of the Shetland Islands is dominated by metamorphic and igneous rocks, creating a foundation quite different from the clay-based soils found in much of mainland Britain. Unlike areas where shrink-swell clay causes significant subsidence risks, Shetland's hard rock geology generally provides stable ground conditions for foundations. However, this does not mean properties are immune to structural issues, as localized ground movement can occur, particularly on exposed hill sites or where older properties were built with less rigorous foundation techniques.

Coastal flood risk is a significant consideration for property buyers in the Shetland Islands, given the island group's exposed position in the North Atlantic. Properties located in low-lying areas around Lerwick harbour, in Scalloway, or along the coastlines of Mainland, Yell, and Unst may be susceptible to flooding during storm surges and high tides. Our surveyors pay particular attention to ground levels, drainage, retaining walls, and any evidence of previous flooding or water damage when inspecting coastal properties.

The predominant building materials in Shetland reflect the islands' resources and climate. Traditional crofthouses were constructed with local stone, typically drystone walls that were often rendered with lime mortar to provide weather resistance. Roofs were historically covered with turf and thatch before the widespread adoption of slate in the Victorian era, with many properties later converting to corrugated iron. Modern construction in the islands now typically uses blockwork, render, and timber frame methods, designed to meet current building standards while withstanding Shetland's challenging weather conditions.

The housing stock age distribution in Shetland means that a significant proportion of properties are over 50 years old, with many traditional crofthouses dating back well beyond that. This older housing stock, while full of character, frequently requires more detailed assessment to identify potential defects that may not be apparent in newer constructions. Our Level 2 surveys are particularly valuable for these older properties, highlighting maintenance needs and any structural concerns before you commit to your purchase.

The climate in the Shetland Islands creates specific challenges for property owners that our surveyors regularly identify during inspections. The exposure to strong winds and driving rain means that roof conditions are a frequent concern, with issues including slipped or damaged slates, deteriorated flashing, and problems with felt or underlay that can lead to water penetration. Our surveyors carefully assess the roof structure, checking for signs of previous repairs, current leaks, and the overall expected remaining lifespan of the covering.

Dampness is another common issue identified in Shetland properties, particularly in older buildings that may lack modern damp-proof courses or adequate ventilation. Penetrating damp can occur when driving rain breaches the external envelope, while rising damp may be present in traditional properties with solid floors or where the damp-proof course has failed. Our survey includes detailed assessments of damp levels using moisture meters and identifies the likely cause of any dampness found, along with recommended remediation.

Given that a significant proportion of the Shetland housing stock is over 50 years old, with many traditional crofthouses dating back well beyond that, outdated electrical wiring and plumbing systems are frequently encountered. Properties may still have old-style fuse boxes, rubber-insulated wiring, or galvanised plumbing pipes that would benefit from upgrading to meet current standards. Our survey reports highlight these issues and indicate whether immediate attention is required or whether they can be planned as future improvement works.

External render and pointing deterioration is commonly seen on Shetland properties, particularly those exposed to salt-laden winds from the Atlantic. Lime mortar pointing can erode over time, allowing water penetration and subsequent damage to underlying structure. Our surveyors assess the condition of all external wall finishes, identifying areas where repointing or render repair may be necessary to maintain weather resistance. This is particularly important for properties in coastal locations on islands like Yell, Unst, and along the western coast of Mainland.

• Roof damage from wind exposure
• Penetrating and rising damp
• Deteriorated render and pointing
• Outdated electrical systems
• Historic plumbing infrastructure
• Structural movement in older properties

As the main settlement and capital of the Shetland Islands, Lerwick hosts a diverse range of property types that require specific survey considerations. The town's historic core, particularly around Commercial Street and the harbour front, contains many listed buildings dating from the 18th and 19th centuries when Lerwick grew as a fishing and trading port. These properties often feature traditional stone construction with original architectural details that require careful assessment during any survey.

Properties in Lerwick conservation area may be subject to specific requirements regarding alterations and maintenance, and our surveyors are familiar with these considerations. Whether you are considering a Victorian terrace in the town centre or a modern detached house in the Hillhead area, we provide thorough assessments that account for both the property's condition and its context within Lerwick's unique built environment.

Beyond Lerwick, the surrounding areas of Gulberwick, Whiteness, and the road to Scalloway contain a mix of older crofthouses and more recent housing developments. Properties in these areas may have different considerations, from the access challenges of rural locations to the specific construction methods used in mid-20th century housing built to replace traditional croft houses. Our surveyors have local knowledge of these areas and understand how property types vary across the islands.