RICS Level 3 Building Survey in Barrel of Butter

The RICS Level 3 Survey represents the most comprehensive examination of a property's condition available under the Royal Institution of Chartered Surveyors framework. Formerly known as a Structural Survey, this assessment goes far beyond the visual inspection provided by simpler surveys. Our inspectors examine all accessible areas of the property, including roofs, walls, floors, ceilings, and foundations, identifying both obvious defects and hidden issues that could affect the building's structural integrity or require significant repair investment. We take photographs of all significant findings and provide colour-coded severity ratings to help you prioritize any remediation work.

In the Orkney Islands, where properties often feature traditional construction methods adapted to the northern Scottish climate, a Level 3 survey proves particularly valuable. Many Orkney properties incorporate local stone construction, traditional slate roofing, and specific damp proofing approaches suited to the island's maritime conditions. Our surveyors understand these construction traditions and can identify issues that might be mistaken for minor problems by those unfamiliar with local building practices. We know how to distinguish between defects requiring intervention and characteristics that are normal for traditional properties of their age.

The survey report you receive will include detailed findings organized by property element, with colour-coded severity ratings indicating urgent defects requiring immediate attention, significant issues affecting the property's value or habitability, and minor defects suitable for routine maintenance. Each finding includes our expert opinion on likely causes, necessary investigations, and recommended remediation approaches, giving you the comprehensive information needed to make informed decisions about your property purchase. The report also includes a rebuild cost assessment for insurance purposes, ensuring you have accurate information for your mortgage lender and insurance provider.

Unlike simpler surveys, a Level 3 Survey may recommend opening up areas of the property where we suspect hidden defects. Where our visual inspection identifies areas of concern, we will advise on the need for further specialist investigations. This could include opening up floors to assess timber structures, removing plaster to examine wall ties, or engaging structural engineers to assess specific concerns. These recommendations are included in your report, giving you a complete picture of any additional investigation costs you might need to budget for.

Properties across the Orkney Islands present several recurring issues that our Level 3 surveys frequently identify. Traditional Orkney houses often feature solid wall construction without cavity insulation, leading to higher levels of condensation and damp penetration in the property. Many properties also incorporate traditional lime mortar pointing rather than modern cement, which requires specific maintenance approaches to preserve the building fabric while allowing the structure to breathe. Understanding these construction characteristics is essential for proper maintenance, and our surveyors explain these issues clearly in our reports.

The age of Orkney's housing stock means that many properties date from the Victorian or Edwardian periods, with some croft houses and traditional buildings considerably older. These older properties often feature traditional construction details that differ significantly from modern building standards, including shallow foundations, timber floor structures, and ventilation arrangements that may not meet contemporary expectations. Our surveyors understand these traditional building methods and can distinguish between defects requiring intervention and characteristics that are normal for properties of their age. We will explain any remedial work needed while helping you understand which features are simply part of the property's traditional character.

Roof coverings across Orkney vary considerably, with traditional slate roofs requiring specialist knowledge to assess properly. Some properties feature stone flags or even thatched roofs, each requiring specific expertise to evaluate their condition and maintenance requirements. Our inspectors have experience assessing all these roof types and can identify issues such as slipped slates, deteriorating mortar joints, or structural concerns affecting roof timbers that might not be apparent to untrained observers. We also assess flat roof areas, which can be particularly vulnerable to the Orkney climate, checking for signs of ponding, membrane damage, or inadequate drainage.

The geology underlying Orkney properties consists mainly of Devonian old red sandstone, which generally provides stable ground conditions. However, properties in certain locations may be affected by coastal erosion or ground conditions specific to the local area. Our surveyors are familiar with the geological conditions across the archipelago and will consider these factors when assessing foundations and ground stability. We will recommend further investigations where ground conditions give cause for concern, ensuring you have accurate information about any risks specific to the location.

The Orkney Islands host a diverse range of property types, each presenting different survey considerations. In Kirkwall, the main town, you'll find Victorian and Edwardian sandstone buildings alongside more modern developments. Stromness features traditional granite buildings with distinctive architectural character reflecting its history as a significant port. The smaller islands and rural areas contain numerous traditional croft houses, many constructed using local stone with traditional features that reflect generations of island building practice.

Many Orkney properties incorporate features specific to the islands' building traditions. These may include thick walls providing excellent thermal mass, traditional multi-pane windows, and specific roof constructions designed to withstand strong winds and heavy rainfall. Some properties, particularly those in exposed coastal locations, may show evidence of salt weathering or require more robust maintenance regimes than comparable properties on the mainland. Our surveyors understand these local variations and assess each property according to its specific characteristics and location.

The variation in property types means that each survey requires a tailored approach. A modern executive home in Kirkwall will present different considerations than a traditional croft house on one of the outer isles. Our surveyors adapt their inspection methodology to the specific property type, ensuring comprehensive assessment regardless of considering a period townhouse, a converted building, or a modern property. We bring experience of surveying properties across the full spectrum of Orkney's housing stock, from traditional thatched cottages to contemporary new builds.

Listed buildings and properties in conservation areas are common throughout Orkney, particularly in towns like Kirkwall and Stromness. These properties often require additional consideration during the survey process, as traditional building materials and methods may affect how defects are assessed and what remedial options are available. Our surveyors understand the constraints affecting historic properties and will explain any special considerations in your report. We will also advise on whether the property's listed status or location in a conservation area may affect future renovation plans.