RICS Level 3 Building Survey in Sanday

The RICS Level 3 Survey is our most comprehensive inspection option, designed specifically for properties of any age, size, or construction type. Our inspectors examine the entire property systematically, from roof coverings and chimney stacks to wall plaster and floor timbers. We assess the condition of all accessible elements, including roofs, walls, floors, doors, windows, and permanent fixtures. Every significant defect is documented with location, severity, and recommended remediation. The thoroughness of our inspection means we can identify issues that might be missed by a less detailed survey or a basic valuation.

Unlike basic valuations, our Level 3 Survey digs deep into the structural integrity of the building. We identify signs of dampness, rot, timber defects, structural movement, and damage from weather exposure. For Sanday properties, this is particularly valuable given the island's exposure to coastal weather, strong winds, and salt-laden air. Our inspectors understand how these elements affect local construction, from traditional stone walls built with lime mortar to modern render finishes that can be susceptible to salt attack. We examine the specific vulnerabilities of each property type found on the island, whether it's a traditional farmhouse near the Bay of Cata or a modern detached house in the island centre.

We provide our findings in a detailed report that includes clear photographs, specific defect locations, and practical recommendations for repairs and maintenance. The report categorises issues by urgency, helping you prioritise work and budget accordingly. This level of detail is essential for older properties, listed buildings, or any property where you need confidence in the structural soundness. Our reports are written in plain English so you can easily understand the findings and make informed decisions about your purchase. We include cost guidance where possible and advise on whether you need specialist inspections for any identified issues.

The Level 3 Survey is appropriate for all property types on Sanday, but it is particularly recommended for traditional stone properties, listed buildings, and homes in exposed coastal locations. Many properties on Sanday date from the pre-1919 period and were built using traditional methods that differ significantly from modern construction. These older buildings require an experienced eye to assess properly, as defects can be hidden within thick stone walls or behind traditional plaster finishes. Our surveyors understand these construction methods and know how to identify problems that might not be apparent to less experienced inspectors.

• Complete external inspection (walls, roof, chimneys)
• Full internal examination (all rooms, loft, cellar)
• Damp and timber defect assessment
• Structural movement analysis
• Electrical and plumbing visible condition
• Energy efficiency observations

Properties on Sanday face environmental conditions that require specialist knowledge during survey work. The island's low-lying geography means many homes are exposed to harsh coastal weather, including strong winds exceeding 50mph during winter storms, heavy rain driven horizontally by the wind, and salt-laden sea spray that can penetrate building fabrics. Traditional buildings constructed from local flagstone and rubble stone, while characteristic of Orkney's heritage, can suffer from weathering that penetrates deep into the masonry. Our inspectors are experienced in assessing these traditional construction methods and identifying damage that less experienced surveyors might miss, whether it's weathered pointing on a farmhouse near the Bay of Birsay or salt crystallization on render finishes along the coast.

The geology of Sanday, with its glacial till, sand, and gravel deposits, creates specific considerations for foundations and ground conditions. The island is part of the Orkney Islands which are predominantly composed of Old Red Sandstone, but the surface deposits vary across Sanday. While significant shrink-swell clay risk is unlikely across most of the island due to the sandy nature of the soils, localized areas of finer glacial till can present minor challenges. Our surveyors examine foundations and surrounding ground for signs of movement or instability, which is particularly important for older properties that may have been built before modern foundation standards were established. Properties in areas with higher water tables may also show signs of dampness that require specialist assessment.

Coastal erosion is a genuine concern for properties located along Sanday's shoreline. The island's exposure to the North Sea means that properties in exposed coastal positions require careful assessment of erosion risk, salt ingress, and storm damage resilience. Our inspectors examine walls, foundations, and external joinery for signs of salt damage and structural stress caused by exposure. This targeted assessment helps you understand the long-term maintenance requirements and potential risks associated with coastal properties. We note any visible signs of coastal erosion near foundations and advise on the need for more detailed investigation if the property appears to be in an area of concern.

Understanding the local construction methods is essential for an accurate assessment. Traditional properties on Sanday were typically built using local stone with lime mortar pointing, and many have lime-based harling (render) on the external walls. These traditional materials breathe differently from modern cement-based products, and incorrectly applied modern repairs can cause moisture to become trapped within the wall fabric. Our inspectors understand these construction methods and can identify where inappropriate repairs or alterations may be causing problems. We also assess timber-framed windows and doors, which are common in older properties, for signs of rot or decay that can be accelerated by the damp island climate.

• Weather-related wear on external walls and roofs
• Damp penetration in traditional stone construction
• Timber rot in older joinery and structural members
• Coastal erosion affecting foundation stability
• Flood risk in low-lying areas