RICS Level 3 Building Survey in Orkney Islands

Our RICS Level 3 Survey goes far beyond a basic condition report, providing an in-depth analysis of every accessible part of the property. Our inspectors examine the structural integrity of walls, floors, ceilings, and roofs, assessing the condition of load-bearing elements and identifying any signs of movement, subsidence, or structural weakness that could compromise the building's stability. We use specialized equipment including calibrated moisture meters, laser levels, and endoscopic cameras where access allows, giving you measurements rather than just visual observations.

The survey includes a detailed assessment of the building's fabric, from the foundation to the roof covering. Our surveyors inspect roofing materials, chimneys, parapets, and rainwater goods, paying particular attention to areas vulnerable to Orkney's exposed weather conditions. We examine external joinery including windows, doors, and fascias, as well as internal elements such as plasterwork, door frames, and staircases. Any evidence of dampness, rot, or pest infestation is documented with recommendations for remedial action. We specifically look for signs of timber decay in roof voids, which is particularly common in older properties where ventilation may be inadequate.

One of the key advantages of the RICS Level 3 Survey is our tailored approach to Orkney's specific construction types. Many properties in the islands are built using local stone, particularly the distinctive flagstone that characterises traditional Orkney buildings. Our surveyors understand how these materials perform in the local climate and can identify issues specific to older stone-built properties, including weathering, mortar deterioration, and the effects of salt corrosion from coastal exposure. We assess the condition of harled (rendered) walls, which are common throughout Orkney, checking for cracking, delamination, and water penetration that might not be visible from ground level.

Our comprehensive assessment also includes evaluation of any outbuildings, garages, and boundary walls, which are particularly important in rural Orkney where properties often include traditional farm buildings or dry-stone walls. We provide a professional valuation and insurance reinstatement figure, essential for mortgage requirements and for ensuring you have adequate insurance cover. The report includes clear condition ratings for each element examined, from the property's foundations through to its rain water goods, allowing you to prioritize maintenance and budget accordingly.

• Full structural assessment
• Detailed damp and timber inspection
• Roof and chimney analysis
• Electrical and plumbing visibility checks
• Boundary and outbuilding evaluation
• Professional valuation and insurance reinstatement figure

Our experience surveying hundreds of properties across the Orkney Islands has given us detailed knowledge of the specific defects that commonly affect homes in this region. The exposed Atlantic position means properties face relentless wind and rain exposure, which can lead to accelerated deterioration of roofing materials, pointing, render, and external joinery. We frequently find slipped or missing slate tiles on older properties, particularly those on elevated sites along the A961 and A960 roads where exposure is most severe. The mortar between stone pointing often shows significant weathering, requiring repointing to prevent water penetration into the wall fabric.

Dampness is one of the most common issues our surveyors identify in Orkney properties. Many traditional stone-built homes were constructed without modern damp-proof courses, and the thick walls that provide character can also trap moisture. We conduct comprehensive damp testing using calibrated moisture meters, assessing both the extent and cause of any dampness found. Penetrating damp from driving rain is particularly common in properties exposed to westerly weather systems, while rising damp affects ground-floor rooms in properties lacking adequate damp-proofing. Understanding whether dampness is historic or active is crucial for budgeting remedial works.

The coastal location of many Orkney properties means salt corrosion is a significant consideration that our survey specifically addresses. Metal components such as structural fixings, window furniture, rainwater goods, and even structural ties can suffer from accelerated corrosion due to salt-laden air. We inspect these elements carefully, noting any signs of corrosion that might compromise the integrity of fixtures or indicate moisture penetration. This is particularly important for properties in coastal villages like Stromness, where the waterfront location maximises exposure to salt spray, or properties on the outer islands where maritime exposure is even more intense.

Timber defects, including both wet and dry rot, are frequently identified in our Orkney surveys. The damp climate, particularly during the long winter months, can lead to elevated moisture levels in timber elements. We inspect all visible and accessible timber, including floor joists, roof trusses, window frames, and door frames, looking for signs of fungal growth or insect attack. Properties with inadequate ventilation, common in older stone buildings that have been upgraded with modern windows without considering ventilation requirements, are particularly susceptible to condensation-related timber decay.

The Orkney Islands present unique challenges for property owners and buyers that our RICS Level 3 Survey addresses comprehensively. The islands' exposed Atlantic position means properties face relentless wind and rain exposure, which can lead to accelerated deterioration of roofing materials, pointing, render, and external joinery. Our surveyors are experienced in identifying the early signs of weather-related damage that might be missed by less experienced observers or on properties in more sheltered mainland locations. We understand how the prevailing south-westerly winds create particularly harsh conditions for properties on western-facing slopes and coastal exposures.

Many traditional Orkney properties are constructed from local stone, often with thick walls that may lack modern damp-proof courses. This construction type, while highly durable, can be susceptible to rising damp and penetrating damp, particularly where external rendering has failed or where the property is exposed to driving rain from the Atlantic. Our survey includes comprehensive damp testing using calibrated moisture meters, assessing both the extent and cause of any dampness found. We also examine the effectiveness of any existing damp-proof course, which may be absent or damaged in properties constructed before modern building regulations.

The geology of Orkney, dominated by Devonian Old Red Sandstone, influences how properties perform structurally. While the islands generally have lower risk of clay shrink-swell subsidence compared to areas with significant clay deposits, localized ground conditions can still affect foundations. Our surveyors assess the condition of foundations and look for signs of movement or settlement that might indicate ground instability. Properties on steep slopes, common in areas like the hills above Kirkwall or along the coastline, require particular attention to ensure adequate foundation provision.

Flood risk is an important consideration for properties in the Orkney Islands, given the island geography and exposure to Atlantic storms. While major river flooding is less common due to the islands' small watercourses, coastal flooding and surface water flooding can affect low-lying areas, particularly those close to sea level or in areas with limited drainage capacity. Our surveyors assess the property's vulnerability to flooding and provide advice on any flood resilience measures that might be beneficial. We recommend checking specific flood risk with SEPA (Scottish Environment Protection Agency) maps for your exact location.

• Coastal salt corrosion assessment
• Weather exposure damage evaluation
• Traditional stone construction inspection
• Damp-proof course adequacy checks
• Roof condition in exposed locations
• Ventilation and condensation analysis

Orkney has a rich historical and archaeological heritage, leading to numerous listed buildings and designated conservation areas throughout the islands. Properties in Kirkwall's conservation area, which encompasses the historic core around the cathedral and the old town, or in Stromness conservation area, face specific considerations that our RICS Level 3 Survey addresses comprehensively. If you are purchasing a listed building, our survey provides essential information about the property's condition and any maintenance requirements that may affect your plans.

We assess the condition of traditional features that contribute to Orkney's architectural heritage, including original stonework, traditional windows, and historic roof coverings. Our surveyors understand the materials and construction methods used in traditional Orkney buildings, from the distinctive harled walls common throughout the islands to the slate and flagstone roofing. We can identify where original features have been altered or replaced and advise on the implications for both the property's character and any future renovation plans that might require listed building consent.

Properties in conservation areas may also be subject to additional planning controls that affect what changes can be made to the exterior of the building. Our survey report includes information about any visible alterations that may have been made without appropriate consent, which could affect your ability to make further changes in the future. We provide practical advice on maintenance approaches that preserve the character of traditional buildings while addressing defects identified during the survey.