RICS Level 3 Survey in Burray

The RICS Level 3 survey, also known as a building survey, represents the most comprehensive inspection option available. Our inspectors examine every accessible element of the property, from the roof structure down to the foundations. We assess the condition of walls, floors, ceilings, windows, and doors, identifying both obvious defects and hidden issues that could affect the property's value or require significant repair costs. For Burray properties, this includes particular attention to the unique construction methods used in traditional Orkney buildings, many of which feature local Old Red Sandstone masonry.

Our report provides clear, jargon-free explanations of all findings, with photographs and diagrams to illustrate key points. We prioritise issues by severity, flagging urgent defects that require immediate attention alongside less critical maintenance items. The survey also includes our inspector's professional opinion on the property's overall condition and an indication of the likely costs for any remedial works. This level of detail proves particularly valuable for older properties in Burray, where the mix of traditional construction and coastal exposure can create complex defect patterns that might not be apparent to an untrained eye.

For properties in Burray village, the former fishing port, we pay special attention to potential issues arising from the coastal environment. Salt air penetration, wind-driven rain, and the historical use of buildings near the harbour all factor into our assessment. Our inspectors examine render and pointing for deterioration, check for signs of salt crystallisation on external walls, and assess drainage systems that may be overwhelmed during severe weather events. The flood history in the area, including the notable event in January 2005, means we systematically check for past water damage indicators.

Newer properties at developments like West Links and Burnbank receive equally thorough inspection with attention to the specific systems and guarantees that apply to recently completed homes. These modern eco-friendly dwellings, featuring air-to-water heat pumps, underfloor heating, and high specifications, require different inspection priorities than traditional properties. We assess the installation quality of renewable systems, verify that guarantees are in place and transferable, and ensure everything functions as the developer intended. Properties at West Links with their sea views and modern kitchen-diners, as well as the larger Burnbank homes with panoramic views across the bay to St Margaret's Hope, all receive the same meticulous attention.

• Comprehensive structural inspection
• Detailed defect analysis
• Priority-coded recommendations
• Professional valuation opinion
• Reinstatement cost assessment

Burray's properties face specific challenges that our inspectors understand intimately. The island's geology, dominated by Old Red Sandstone and Rousay Flagstone Formation, influences both the construction of traditional buildings and the potential ground conditions. The Rousay Flagstone Formation, composed of rhythmically bedded predominantly fine-grained flagstones, forms the bedrock across a large part of Burray. While significant clay shrink-swell risk is unlikely given the sedimentary geology, properties may experience issues related to the flagstone bedrock's drainage characteristics. Our inspectors know to look for signs of settlement or movement that might indicate foundation issues, particularly in older properties like The Bu of Burray built before modern building regulations.

The coastal environment presents ongoing challenges for property owners throughout Burray. Salt-laden air accelerates weathering of external finishes, while wind-driven rain can penetrate traditional stone walls if pointing has deteriorated. The fine shell fragment sand found around Bow in Burray, which tends to have a high pH, can also affect metal fixtures and fittings. Our inspectors examine render, pointing, and external joinery with these factors in mind, looking for signs of salt crystallisation, mortar erosion, and timber decay that are common in coastal locations.

The flood history in Burray requires particular attention during every survey. Records show significant coastal flooding events, including the notable flood in January 2005, and wave overtopping on Churchill Barriers that can affect access to vital services for communities on South Ronaldsay and Burray. The Churchill Barriers, including the Grade A listed Third Barrier connecting Glimps Holm to Burray, regularly close due to coastal flooding, including during Storm Brendan in January 2020. Our inspectors pay close attention to signs of previous water damage, damp penetration, and the condition of drainage systems, particularly in properties near the village centre.

For newer properties at developments like Burnbank and West Links, our survey covers the specific systems and finishes that characterise modern construction. These eco-friendly homes with air-to-water heat pumps, underfloor heating, and high specifications require different inspection priorities than traditional properties. Our inspectors assess the installation quality of renewable systems, verify that guarantees and manufacturer documentation are complete, and ensure everything functions as the developer intended. The properties at West Links, featuring integral garages and modern kitchen-diners, and the four-bedroom Burnbank dwellings with panoramic bay views all receive equally thorough inspection.

• Old Red Sandstone construction
• Coastal weather exposure
• Flood risk considerations
• Traditional stone masonry
• Modern eco-build systems