RICS Level 2 HomeBuyer Survey in Skerry of Eshaness

The Eshaness peninsula represents one of the most dramatic coastlines in Scotland, characterised by spectacular volcanic geology dating back approximately 395 million years. This ancient Old Red Sandstone igneous landscape, now part of the Shetland UNESCO Geopark, creates a unique setting for residential properties, but also presents specific challenges that a Level 2 survey will identify. Properties positioned along this exposed coastline face relentless weathering from the North Atlantic, with the area recognised as having one of the highest energy coastlines in the world. The powerful sea action at locations like the Grind o da Navir has been known to rip substantial blocks of ignimbrite from the bedrock and deposit them up to 50 metres inland during extreme storm events. This dramatic geological activity serves as a constant reminder of the forces that properties in this area must withstand.

Traditional construction throughout the Eshaness area typically utilises local stone, with some properties dating back centuries, while others represent more modern developments built to withstand the challenging northern climate. The Eshaness Lighthouse, constructed between 1925 and 1929, was specifically built from concrete because local stone proved unsuitable for the harsh marine environment. This historical precedent illustrates the importance of understanding local construction methods when assessing property condition. A Level 2 HomeBuyer Survey will evaluate the specific construction approach used for your property and identify any areas where the building envelope may be compromised by its coastal position. Our surveyors regularly encounter properties where the original construction has been modified over generations, and we understand how to assess the condition of these often-complex building histories.

Climate change projections indicate that coastal erosion and storm surge risks will increase throughout the Shetland Islands, making thorough property surveys even more essential for prospective buyers. The Shetland Islands Council's Local Flood Risk Management Plan 2022-2028 addresses coastal flood risks affecting various communities, and properties near the cliff edges or in low-lying coastal positions require particular scrutiny. Our surveyors assess not only the current condition of the property but also consider potential future risks from coastal erosion and flooding that could affect property values and insurance viability. We specifically note the property's proximity to cliff edges, the condition of any coastal defences, and the direction of prevailing storms relative to the property's position.

The volcanic geology underlying the Eshaness peninsula consists of basaltic to andesitic lavas, andesitic pyroclastic rocks, and rhyolitic ignimbrite, with superficial deposits of peat and head-derived materials. This geology influences foundation conditions and drainage characteristics across the area. Properties may encounter different ground conditions depending on their specific location, with some areas having more stable bedrock while others feature deeper peat deposits that can affect building stability. Our surveyors understand these local ground conditions and how they interact with different foundation types commonly used in the Shetland Islands, from traditional rubble stone footings to more modern concrete foundations.

• Coastal erosion assessment
• Roof and weatherproofing inspection
• Structural condition review
• Damp and moisture penetration checks
• Electrical and heating system evaluation
• Energy efficiency considerations

Properties throughout the Eshaness peninsula and wider Shetland Islands demonstrate construction approaches adapted to the challenging northern climate and exposed coastal position. Traditional buildings often feature thick stone walls providing excellent thermal mass and resistance to wind and rain, while more recent constructions may incorporate concrete block or timber frame methods. The volcanic geology of the area, comprising basaltic to andesitic lavas and andesitic pyroclastic rocks, influences foundation conditions and drainage characteristics that our surveyors understand from local experience. We frequently encounter properties with traditional lime mortar pointing that requires different assessment criteria compared to modern cement-based mortars, and we understand how these older construction methods perform in the local climate.

Common issues identified in properties throughout this region relate to the harsh marine environment. Salt-laden winds accelerate corrosion of metal fixtures and fittings, while persistent dampness can penetrate building fabrics if maintenance has been neglected. The age of the housing stock in many Shetland communities means that electrical systems may require updating to meet current safety standards, and heating systems may be inefficient by modern expectations. Roof coverings, particularly those on older properties, often show signs of wear from exposure to strong winds and heavy rainfall. Our surveyors routinely find that properties in exposed positions require more frequent re-roofing and maintenance than equivalent properties in more sheltered locations, and we factor this into our assessment of ongoing maintenance costs.

The Eshaness Coast is designated as a Site of Special Scientific Interest due to its exceptional geological features, which means that any modifications to properties in certain locations may require careful consideration of planning requirements. Properties of historical significance, including traditional haa houses and buildings dating from the 17th century onwards, may require specialist surveys beyond the standard Level 2 assessment. The Tangwick Haa, a former Laird's house built in the late 1600s, exemplifies the type of historical property found throughout the Shetland Islands that may require additional specialist investigation. Our surveyors can advise whether your specific property may fall into any category requiring additional specialist investigation, and we can recommend appropriate specialists if needed.

Many properties in the Shetland Islands date from the mid-20th century period when significant housing development occurred across the islands. These post-war properties often feature construction methods typical of their era, including concrete block walls, flat roof extensions, and combination heating systems that may be approaching the end of their serviceable life. Our Level 2 surveys thoroughly assess these elements and provide clear guidance on their current condition and expected remaining lifespan. Understanding the age and construction type of your potential property is essential for budgeting future maintenance, and our reports provide this context alongside the specific defects we identify.