RICS Level 3 Building Survey in Unst

The housing stock in Unst reflects its island heritage and Norse history. Many properties are traditional croft houses constructed from locally quarried stone, often dating back to the 19th century or earlier. These buildings feature thick stone walls designed to withstand fierce Atlantic storms, but they require specialist understanding during inspection. Our Level 3 surveys examine the condition of these traditional walls, checking for damp penetration, mortar deterioration, and the effectiveness of any modern interventions that may have been applied over the years. The unique geology of Unst, which features serpentine rocks that originally formed on the ocean floor, influences the type of stone used in local construction and requires our surveyors to have specific knowledge of these materials.

Traditional roofing on Unst properties has evolved from oat straw and hand-woven hemp nets weighted with ballast stones to more modern materials. Corrugated iron roofs were historically common due to their durability and availability by ship, while newer properties may feature natural slate. Each roofing type presents different potential issues that our inspectors assess during a Level 3 survey. The exposed nature of Unst means roof conditions can deteriorate rapidly if maintenance has been neglected. We frequently find issues with corroded corrugated iron, missing or displaced slate tiles, and problems with flat or low-pitched roofs that struggle to cope with heavy rainfall and strong winds common to the island.

The departure of RAF Saxa Vord in 2005 significantly impacted the Unst housing market, but recent developments including the SaxaVord Spaceport project are bringing renewed interest to the island. Properties in areas like Baltasound, Haroldswick, and Skaw are attracting buyers seeking island living with potential for growth. The Setters Hill Estate in Baltasound, developed by Hjaltland Housing Association, represents modern social housing on the island, while self-build opportunities exist near the Baltasound Junior High School. Given the unique nature of these purchases, a comprehensive Level 3 survey provides essential protection and insight for buyers navigating the Unst property market.

Unst's geology presents specific considerations for property surveys. The island features compact grey clays in the Unst Basin, though the older, hardened nature of these clays means shrink-swell risk is generally low compared to clay deposits in southern Britain. However, our inspectors remain alert to any signs of ground movement or settlement, particularly in properties built on less stable ground near the coast. The complex fault patterns in the Shetland Islands mean that ground conditions can vary significantly even within small areas, making individual property assessments essential for any buyer.

• Stone wall condition assessment
• Roof and gutter inspection
• Damp and timber decay detection
• Structural movement analysis
• Energy efficiency evaluation
• Flood risk assessment
• Traditional construction methods review
• Listed building considerations

Properties in Unst face specific challenges that our Level 3 surveys identify. The island's exposure to North Atlantic weather means roof damage is a common issue, with missing tiles, deteriorated flashing, and problems with flat or low-pitched roofs frequently encountered. Storm damage from severe gales can displace roofing materials and cause water ingress that leads to internal dampness and timber decay. Historical records show that Unst has experienced significant storm events that have caused widespread damage to property, and our surveyors are experienced in identifying both recent damage and historic repairs that may indicate ongoing issues.

Traditional stone walls, while durable, can suffer from mortar deterioration over time. The harsh climate accelerates freeze-thaw damage in pointing, allowing water penetration that damages both masonry and internal finishes. Our inspectors assess the condition of pointing, check for signs of structural movement, and evaluate any previous repairs that may have been carried out using inappropriate materials. Many older properties have been repointed with cement-based mortars rather than traditional lime mortar, which can trap moisture and cause stone faces to spall. We identify these issues and recommend appropriate remedial approaches that respect the building's traditional character.

Damp and rot issues are prevalent in properties where ventilation has been reduced or where original features have been covered by modern installations. Many older Unst properties were built with significant natural ventilation through open fires and unsealed construction. Modern modifications can trap moisture, leading to rot in timber elements and mould growth that affects health and property value. Our surveys assess the effectiveness of existing ventilation, identify areas where damp is entering the building, and recommend improvements that will address moisture problems without compromising the building's fabric.

Given Unst's geology, which features compact grey clays in the Unst Basin, our surveys also check for any signs of ground movement. While shrink-swell risk is generally low due to the age and hardness of local clays, properties in certain locations may show signs of settlement or other ground-related issues that require assessment. Coastal erosion is a more significant consideration for properties near the shoreline, and our inspectors assess the potential exposure to coastal flood risk and erosion based on the property's location and topography.

The unique construction history of Shetland properties means that many buildings incorporate materials and methods not commonly found on the mainland. From the use of local serpentine stone to traditional lime harl rendering, our surveyors understand the specific characteristics of Shetland building traditions. This knowledge allows us to accurately assess condition and identify defects that may be misdiagnosed by those unfamiliar with local construction practices. We also understand the implications of listed building status and can advise on appropriate repair approaches that meet conservation requirements while addressing structural or weatherproofing concerns.