RICS Level 3 Building Survey in AB11 7 Aberdeen

The AB11 7 postcode covers Aberdeen's historic city centre, characterised by traditional granite construction, Victorian tenements, and a high density of listed buildings. Properties here often feature solid granite load-bearing walls, slate roofs, and traditional timber floor structures that require expert assessment. The age and construction type of buildings in this area mean that defects such as dampness, timber decay, and structural movement are relatively common. Our inspectors understand these construction methods intimately from surveying hundreds of properties in the area.

Our inspectors check for signs of penetrating damp, which is particularly prevalent in older properties where original damp-proof courses may have failed or been compromised. Granite buildings in Aberdeen were traditionally built with lime mortar that allows the structure to breathe, but modern living patterns including reduced ventilation and increased moisture generation can lead to penetrating damp, rising damp, and condensation issues. We examine walls, floors, and ceilings for tell-tale signs of damp ingress that could cost significant sums to rectify.

We also assess the condition of granite masonry, looking for spalling, erosion, and issues with pointing that can allow water ingress. Aberdeen granite, while generally robust, can suffer from surface deterioration over time, particularly where exposure to wind and rain has been persistent. Our surveyors know exactly what constitutes minor cosmetic weathering versus serious structural concern requiring further investigation.

Properties near the River Dee and harbour face potential flood risk, and our surveys include assessment of flood resilience and any history of water damage. With many properties in this area being pre-1919 or listed, our surveyors provide detailed guidance on maintenance requirements and any planning constraints you may face as a new owner. This includes information about listed building consent requirements and conservation area restrictions that may affect future alterations.

• Victorian granite tenements
• Pre-1919 residential buildings
• Listed city centre properties
• Properties in conservation areas
• Flats in traditional blocks
• Properties showing visible defects

Our experience surveying properties across Aberdeen city centre has identified several recurring issues that buyers should be aware of. Dampness is one of the most common problems, particularly in older granite buildings where the original construction methods relied on the breathability of lime mortar. Modern living patterns, including reduced ventilation and increased moisture generation, can lead to penetrating damp, rising damp, and condensation issues. We frequently find damp-proof courses that have failed or been bridged by external ground levels, particularly in properties that have had landscaping or driveway works carried out.

Timber defects are frequently discovered in pre-1919 properties, where traditional timber joists, floorboards, and roof structures may have been affected by wet rot, dry rot, or woodworm over decades of exposure. In AB11 7's Victorian and Edwardian tenements, timber floor structures are particularly vulnerable, especially where there has been historic plumbing leaks or inadequate ventilation. Our surveyors carefully assess the condition of all accessible timber elements and flag any areas of concern that may require specialist investigation or repair.

Roofing problems are particularly common given the prevalence of slate roofs on older Aberdeen properties. Missing or broken tiles, deteriorated leadwork, and blocked or overflowing gutters can allow water ingress that leads to structural damage and dampness internally. We inspect roof slopes, chimneys, and rainwater goods as part of our comprehensive assessment. In properties built between the 1950s and 1990s, we also check for Reinforced Autoclaved Aerated Concrete (RAAC), which has been identified in some Aberdeen properties, particularly in the Balnagask area, and requires specialist assessment.

Structural movement, while not always serious, is encountered in older properties that have settled over many years. Our surveyors examine walls, ceilings, and foundations for signs of cracking or movement, distinguishing between minor cosmetic issues and more significant structural concerns that may require further investigation. We also look for issues specific to Aberdeen properties, such as cracking in chimney breasts and stacks, which is a common issue in some Aberdeen Corporation houses caused by thermal movement, settlement, and structural loading.

Inadequate ventilation is another issue we commonly identify in AB11 7 properties. As homeowners have sought to improve energy efficiency, many older properties have been draught-proofed to the point where natural ventilation has been eliminated. This can lead to condensation, dampness, and timber decay - problems that are often worse in granite properties where the original construction relied on air circulation to manage moisture. Our survey highlights ventilation issues and recommends appropriate solutions.