RICS Level 3 Building Survey in Glims Holm

A RICS Level 3 Survey represents the most comprehensive form of property assessment available in the UK residential market. Formerly known as a Full Structural Survey, this inspection provides an in-depth analysis of a property's condition, identifying defects, potential structural issues, and necessary repairs. For properties in the Orkney Islands, this level of survey is particularly valuable given the age of much of the housing stock and the unique environmental challenges presented by the island's coastal position and Old Red Sandstone geology. The detailed nature of this survey makes it essential for anyone serious about understanding the true condition of a property before committing to purchase.

Our surveyors examine every accessible element of the property, from the foundation and substructure through to the roof covering and eaves details. We assess the condition of walls, floors, ceilings, and doors, while also evaluating key building systems including plumbing, electrical wiring, and insulation. The resulting report provides a clear, jargon-free explanation of any defects found, their cause, and recommended remediation. For older Orkney properties, many of which were constructed using traditional local stone methods, our surveyors pay particular attention to signs of damp penetration, structural movement, and the condition of traditional lime mortar pointing that can deteriorate over decades of exposure to coastal weather.

The Churchill Barriers that connect Glims Holm to the broader Orkney network were constructed using concrete blocks and locally quarried stone, reflecting the materials commonly found in traditional Orkney buildings. Our surveyors understand these construction methods and can identify issues specific to properties built with these materials. Whether you are considering a traditional stone cottage on the Orkney mainland or a modern property on one of the linked islands, our Level 3 Survey provides the detailed information you need to make an informed purchasing decision. We have extensive experience with the various construction eras found throughout Orkney, from early croft houses through to post-war developments and contemporary builds.

The RICS Level 3 format specifically caters to properties that may have non-standard construction or hidden defects that would not be apparent in a more basic survey. Given that nearly half of Orkney's housing stock pre-dates 1919, the likelihood of encountering traditional construction methods, historic building techniques, and age-related defects is significantly higher than in many other parts of the UK. Our surveyors are trained to recognize these patterns and understand how traditional buildings behave over time, providing you with accurate assessments rather than generic checklists.

• Comprehensive structural assessment
• Detailed defect identification
• Clear repair recommendations
• Professional RICS-certified surveyors

The Orkney Islands present specific challenges for property owners and buyers that make the comprehensive nature of a Level 3 Survey particularly valuable. Properties in this region face exposure to harsh coastal weather, including strong winds and salt-laden air that can accelerate the deterioration of building materials. Traditional stone-built properties, which make up a significant proportion of Orkney's housing stock, require careful assessment of their lime mortar pointing, which can degrade over time and allow moisture penetration. The combination of age, construction methods, and environmental exposure means that a thorough survey is not just advisable but essential for understanding a property's true condition.

Our Level 3 Survey includes a thorough evaluation of the property's vulnerability to these environmental factors. We check for signs of rising damp, penetrating damp, and condensation, all of which are common concerns in Orkney's climate. We also assess the condition of roof coverings, which in older properties may include traditional slate or stone tiles that require specific expertise to evaluate properly. The survey will identify any areas where the property's insulation or ventilation falls below current standards, which is particularly important given Orkney's climate and energy efficiency considerations. Many older Orkney properties were built before modern insulation standards were introduced, and understanding the current thermal performance is crucial for budgeting future improvements.

Additionally, the unique geological conditions of the Orkney Islands, with their Old Red Sandstone bedrock, can affect foundation conditions and drainage. Our surveyors are familiar with these local conditions and will investigate any signs of subsidence, settlement, or ground instability that could affect the property's long-term structural integrity. For properties located in areas near the coast, we also assess the potential risk of flooding and coastal erosion, providing you with a complete picture of the environmental factors affecting the property. The Old Red Sandstone geology found throughout Orkney, including areas near Glims Holm and the surrounding islands, presents specific characteristics that our surveyors know how to evaluate properly.

The Churchill Barriers that connect the Orkney islands were constructed using concrete blocks and locally quarried stone, and this influence on local construction means that properties in the area may incorporate similar materials. Understanding how these materials perform in the local climate is crucial for accurate assessment, and our surveyors have the local knowledge to identify defects that might be missed by less experienced assessors. We have seen firsthand how traditional Orkney stone buildings respond to decades of exposure to Atlantic weather, and we apply this practical experience to every survey we conduct.

• Coastal weather exposure assessment
• Traditional stonework evaluation
• Damp and condensation analysis
• Foundation and drainage inspection