RICS Level 2 Survey in ZE2

The Shetland Islands present specific challenges that make RICS Level 2 Surveys particularly valuable. Our inspectors regularly identify issues related to the harsh North Atlantic climate, including accelerated wear on roof coverings, flashings, and external joinery. Properties in coastal areas face additional risks from salt spray corrosion and the ever-present threat of coastal erosion. These environmental factors can compromise building integrity in ways that are not immediately visible to untrained eyes, making our professional assessment essential.

Many properties in the ZE2 area were constructed using traditional methods that differ significantly from modern building standards. Traditional Shetland homes often feature solid stone walls with local flagstone or granite, finished with harl (render) over blockwork or stone. While these constructions have proven durable, they can suffer from damp penetration, deteriorating damp-proof courses, and ventilation issues that lead to condensation problems. Our surveyors know exactly what to look for in these older properties and can distinguish between cosmetic defects and serious structural concerns.

The geological conditions in Shetland also warrant professional attention. While shrink-swell clay risk is low compared to mainland Scotland, properties built on glacial till, peat soils, or near steep slopes can experience differential settlement or localized ground instability. Our inspectors examine foundation conditions, check for signs of movement, and assess how the local geology may be affecting your potential property. We also evaluate the impact of historical mining activity, which, while not significant in Shetland, requires verification on a site-by-site basis.

The coastal location of many ZE2 properties introduces additional risk factors that our surveyors take seriously. Coastal erosion is a genuine concern along parts of the Shetland coastline, particularly for properties sited on exposed headlands or low-lying coastal margins. We assess the proximity of properties to the shoreline, examine any existing coastal defences, and note any signs of erosion or undercutting that may affect the long-term stability of the site. Surface water flooding can also occur during periods of heavy rainfall, especially in areas where drainage systems are limited or where peat soils become saturated.

• Damp and condensation problems
• Roof deterioration and weather damage
• Structural movement and settlement
• Outdated electrical systems
• Timber defects and rot
• Coastal erosion risks

Understanding the construction methods used in Shetland properties is essential for conducting an accurate survey, and our team brings this knowledge to every inspection we undertake. Traditional properties in the ZE2 area typically feature solid stone walls constructed from local Shetland granite or flagstone, with external walls often finished with harl (a wet-rendered finish) that provides weather resistance while allowing the structure to breathe. These traditional walls can be exceptionally durable, but they require proper maintenance to prevent moisture ingress and subsequent damp problems.

Modern construction in Shetland has embraced timber-frame methods, which offer excellent insulation properties suitable for the climate but require careful attention to ventilation and moisture management. Many post-1980s properties in the area use timber-frame construction with various external finishes including render, timber cladding, or composite panels. Our surveyors understand how to assess these different construction types, identifying potential issues specific to each method such as timber decay in poorly ventilated structures or render cracking in properties subject to thermal movement.

Roof construction across the ZE2 area varies considerably between traditional and modern properties. Older properties may feature slate roofs, concrete tiles, or in some cases, corrugated iron sheets that were historically common in the islands. Many traditional roofs have very low pitches designed to shed the heavy rainfall Shetland experiences. Our inspection includes careful assessment of roof slopes, ridges, valleys, and flashings, with particular attention to the condition of leadwork and the integrity of roofspace timbers.

The foundations of Shetland properties deserve particular attention during our survey. Properties built on shallow foundations on rocky ground may perform differently from those on deeper foundations in areas with deeper soil profiles. Peat deposits, which are common across parts of Shetland, can create settlement issues if they compress under building loads or if water table changes occur. Our surveyors examine external walls for signs of cracking or movement that might indicate foundation issues, and we assess the overall ground conditions visible around the property.

• Solid stone walls with harl render
• Timber-frame modern construction
• Slate and concrete tile roofs
• Variable foundation conditions on peat soils

Our experience surveying properties across the Shetland ZE2 area has revealed several recurring issues that buyers should be aware of. Damp problems rank among the most frequently identified defects, particularly in older properties where original damp-proof courses may have failed or been breached by later alterations. The exposure to driving rain that Shetland properties experience can overwhelm aging wall constructions, leading to penetrating damp that manifests as staining, plaster deterioration, and potential timber decay. Our surveyors use thermal imaging equipment where appropriate to identify areas of moisture ingress that may not be visible to the naked eye.

Roof conditions also require careful assessment. The combination of high winds, heavy rainfall, and salt spray from Atlantic creates aggressive conditions for roof coverings and flashings. Many properties in the area still retain original slate or concrete tile roofs that are approaching or have exceeded their expected lifespan. Our surveyors inspect roof slopes, ridge tiles, valleys, flashings, and chimneys for signs of deterioration, slippage, or weathering damage. We also examine the condition of roof space timbers for any evidence of rot or insect activity, paying particular attention to rafters, purlins, and any strapping or fixings that may have corroded.

Electrical and plumbing systems in older Shetland properties frequently require attention. Properties built before the 1970s often contain dated electrical installations that do not meet current safety standards, including inadequate earthing, older-style fuse boards, and wiring that may be deteriorated or incorrectly modified. Similarly, plumbing systems may include outdated materials, inefficient heating systems, or pipework that is prone to leaks. Our survey includes a visual assessment of these services with recommendations for necessary upgrades, and we will clearly flag any urgent safety concerns that require immediate attention from qualified electricians or plumbers.

Structural movement, while not widespread in Shetland, does occur in certain properties and our surveyors are trained to identify the signs. Properties built on variable ground conditions, on steep slopes, or on peat soils may experience differential settlement that manifests as cracking in walls, doors or windows that stick, or uneven floors. We assess the pattern and nature of any cracking observed, distinguishing between minor settlement that is common in older properties and more serious structural issues that require further investigation by a structural engineer. In our experience, significant structural problems are relatively rare in the ZE2 area, but we always err on the side of caution and recommend further investigation when any concerns are identified.