RICS Level 3 Building Survey in Forfar

Our RICS Level 3 Building Survey provides an exhaustive examination of the property's condition, identifying defects, potential problems, and areas requiring future maintenance. Unlike a Level 2 HomeBuyer Report, which focuses on major issues and condition ratings, the Level 3 Survey delves deep into the fabric of the building. Our inspectors will assess the walls, roof, floors, windows, doors, chimneys, and all visible structural elements, providing detailed findings on the property's current state and how it might perform in the years ahead.

Forfar's diverse housing stock presents unique challenges that our surveyors are trained to handle. The town features numerous period properties built from local Angus sandstone, some dating back to the 18th and 19th centuries. These historic buildings often have traditional construction methods using lime mortar and natural stone, which require specialist knowledge to assess properly. Our inspectors understand the specific issues affecting Forfar's older properties, including the potential for damp penetration, stone deterioration, and the effects of past alterations.

The Level 3 Survey also covers the identification of potential legal issues that might affect the property, such as planning permission breaches, missing building warrants, or issues with listed building status. Forfar has 158 listed buildings across Category A, B, and C, with properties in designated conservation areas subject to specific planning constraints. Our surveyors will flag any concerns regarding the property's compliance with current regulations and advise on the potential implications for your ownership.

Additionally, our survey includes assessment of the property's grounds and surroundings. Forfar's geology presents specific risks, with clay-rich soils derived from the Lower Old Red Sandstone formation creating potential shrink-swell hazards. Our inspectors examine the ground conditions, drainage, and any signs of movement that could indicate subsidence or heave issues.

• Complete structural inspection
• Detailed defect analysis
• Condition ratings for all areas
• Identification of urgent repairs
• Maintenance recommendations
• Legal and planning advice
• Market valuation (optional add-on)
• Ground and drainage assessment

Understanding how properties were built is essential for identifying potential defects, and Forfar's housing stock reflects several distinct construction periods. The town's historic core features many properties built from locally sourced Angus sandstone, a distinctive buff-coloured stone that has been used in Forfar for centuries. Historical records show that stone from Forfar Castle ruins was used for building the original Steeple and numerous houses throughout the town. This stone is generally durable but can suffer from weathering, spalling, and deterioration of pointing over time.

Traditional sandstone properties in Forfar were constructed using lime mortar rather than cement. Lime mortar is more flexible and breathable than modern cement, allowing moisture to evaporate and preventing damp buildup. However, previous owners may have repointed these properties with cement mortar, which can trap moisture and cause stone deterioration. Our surveyors can identify these issues and assess whether the property's fabric is functioning correctly.

Many of Forfar's Victorian and Edwardian terraces were built with solid walls rather than cavity walls, which affects their thermal performance and vulnerability to damp. These properties often lack modern damp-proof courses, though some may have had them installed retrospectively. Our Level 3 Survey examines the walls in detail, checking for signs of damp, measuring wall thickness, and assessing the condition of any existing damp-proofing.

Modern developments in Forfar, such as those at Strathmore Fields and Glenview, use contemporary construction methods including cavity wall construction, timber-framed elements, and synthetic renders. While these newer properties generally conform to current building regulations, they can still have defects arising from poor workmanship or material issues. The Level 3 Survey is suitable for all property types and will identify any concerns regardless of construction method.

Our surveyors regularly identify several recurring defect patterns in Forfar properties that buyers should be aware of. Dampness is one of the most common issues, particularly in older sandstone buildings where rising damp or penetrating damp can affect walls, floors, and ceilings. This can be caused by failed damp-proof courses, blocked air bricks, damaged roof coverings, or deterioration of external stonework and pointing. Our inspection includes systematic damp testing to identify the extent and cause of any moisture issues.

Structural movement is another concern in Forfar, particularly given the clay soils that underlie much of the area. Properties may show signs of subsidence or heave, which can manifest as cracks in walls, doors and windows that stick, or uneven floors. Our surveyors examine all walls carefully, measuring and documenting any cracks, and assess whether movement is active or historic. Properties near large trees on clay soils require particular attention, as root systems can extract moisture and cause ground shrinkage.

Roofing defects are frequently identified in our surveys, particularly on older properties with traditional slate or stone roofs. Common issues include broken or missing slates, deteriorated flashings, damaged ridge tiles, and issues with flat roof sections. For listed buildings or those in conservation areas, roof repairs may require specific materials and techniques, and our survey will identify any works that may have been carried out without appropriate consent.

Drainage problems affect many properties in Forfar, particularly those in areas prone to surface water flooding. Our survey includes inspection of gullies, drains, and drainage channels, checking for blockages, damage, or inadequate falls. For properties with older clay drainage systems, we assess the condition of underground pipes where accessible, as these can deteriorate over time and cause subsidence.

Any property built before 1900 in Forfar should ideally be surveyed using the Level 3 format. The town's older housing stock, particularly the sandstone properties along the High Street and Castle Street areas, represents traditional Scottish construction with lime mortar pointing, solid walls, and natural stone facades. These buildings behave differently from modern cavity-walled properties and require assessment by surveyors who understand their specific characteristics. A Level 3 Survey will identify any deterioration of the stonework, issues with lime mortar pointing, and the condition of traditional roof structures.

Forfar's 158 listed buildings require particular attention, whether they're Category A, B, or C listed. These properties often have restrictions on alterations and repairs, and understanding their condition is crucial before purchase. Our surveyors have experience assessing listed buildings and will identify any works that have been carried out without the necessary Listed Building Consent, which could create legal complications for future owners. The County Buildings on Market Street and the St James Church are examples of the architectural heritage that makes Forfar's listed building stock significant.

Properties with non-standard construction, including those with timber frames, flat roofs, or significant extensions, also benefit from the detailed Level 3 assessment. If you're considering a property that has been significantly altered or extended, the Level 3 Survey will examine the quality of the work and whether it meets building regulations standards. Forfar has seen various periods of development, from Victorian terraces to mid-century housing estates to modern developments, meaning properties may have been modified in ways that aren't immediately obvious.

New build properties also warrant consideration for a Level 3 Survey, particularly given the scale of development currently underway in Forfar. The Westfield Loan masterplan will bring up to 300 new homes to the town, while developments like Strathmore Fields and Glenview are already welcoming residents. While these properties are covered by warranties, our survey can identify construction defects, snagging issues, or problems that may not be covered by the warranty.