RICS Level 2 Survey in AB12

A RICS Level 2 survey is a mid-level property inspection for conventional homes that appear structurally sound and in reasonable condition. It goes further than a mortgage valuation, which tells a lender what the property is worth rather than what state it is in, but stops short of a Level 3 building survey, which is used for properties with major defects or unusual construction.

Our chartered surveyors make a detailed visual check of every accessible part of the property, including the roof structure, walls, floors, windows, doors, drainage, and services. We rate each element 1, 2, or 3, with 1 meaning no repair action needed, 2 meaning repair or replacement is required but not urgent, and 3 meaning urgent repairs are needed. It is a simple three-tier system, and it quickly shows where the priorities sit.

The RICS Level 2 report also comes with a market valuation. That can be very useful if the survey uncovers defects and you want to renegotiate the price. For AB12 buyers, where the average house price is £196,729, values have fallen 2% over the last year, and the market still sits 16% below the 2014 peak of £234,387, a clear view of the property's true condition can strengthen your position.

We cover the roof coverings and rainwater fittings, chimneys and flues, external walls and render, windows and doors, floors and ceilings, internal walls and partitions, fireplaces and chimney breasts, roof space, cellars, services including gas, electricity, water, and drainage, plus the grounds and boundaries. In every section, we give a condition rating, set out what we found, and explain the next step.

• Condition ratings 1-3 for all main building elements
• Market valuation included as standard
• Damp and moisture readings taken throughout
• Roof inspection from eaves and ridge where accessible
• Services assessment - visual check of electrics, gas and plumbing
• Grounds and drainage inspection
• Written report delivered within 3-5 working days

For most properties in AB12, a RICS Level 2 survey is the right fit. The postcode includes traditional granite terraces in the older parts of southern Aberdeen, 1960s and 1970s semi-detached homes, and larger modern developments built from the 1980s onward in Portlethen and Cove.

A Level 2 survey is best suited to homes that are broadly sound, conventionally built, and not heavily altered or extended. That describes much of what is on the market in AB12. If a property shows clear structural movement, uses an unusual construction method such as a system-built or prefabricated frame, or has sustained major flood or fire damage, we would usually point you towards a Level 3 building survey instead.

AB12 flats are particularly well suited to a Level 2 survey, and recent transaction data puts their average sale price at £88,066. We inspect all accessible parts of the flat itself and also note any concerns with shared services or the building fabric that could affect value or future maintenance obligations for the flat owner.

The Aberdeen economy has long been shaped by the oil and gas industry. Business parks in Altens and Cove provide employment within AB12, while Robert Gordon University brings students and faculty into the wider area. That backdrop supports demand in the postcode and helps explain the level of activity, with 7,597 sales recorded in the last year alone.

• Granite terraces and semi-detached homes in south Aberdeen - Level 2 appropriate
• 1960s and 1970s estates in Portlethen - Level 2 appropriate
• Post-1980 estates at Cove and Altens - Level 2 appropriate
• Properties with significant structural concerns - Level 3 recommended
• System-built or non-traditional construction - Level 3 recommended
• Listed buildings or category A/B properties - specialist survey required

The report is not the end of the matter. It is where your decision making really begins. Once we have sent it over, the next step depends on what our surveyor has found.

Where we identify issues carrying condition ratings of 2 or 3, those findings can often be used in price negotiations. If the survey shows that the roof needs major maintenance, or that failed harl has allowed moisture into an external wall, you have written evidence from a qualified RICS surveyor to put to the seller. In AB12, where prices have dropped 2% over the last year, sellers are often more open to negotiating over condition than risking the sale altogether.

Sometimes the right next move is a specialist report. That could mean a structural engineer's opinion on a crack, or a drainage survey where blocked drains are suspected. We advise arranging these before exchange of contracts, because going ahead without following up on recommendations in the Level 2 report can leave you facing costs that were flagged, but not fully measured, at survey stage.

After the report has been delivered, our surveyors can talk it through with you. If something in the document is unclear, or you want help judging the significance of a particular rating, call or email us. Buyers in AB12 spending anywhere from £88,000 to £304,000 should have a full grasp of the survey findings before exchange of contracts.

• Use condition ratings to negotiate on the purchase price
• Commission specialist reports before exchange where recommended
• Do not proceed past exchange without resolving Rating 3 items
• Speak to our surveyor directly if any section needs clarification
• Pass the report to your conveyancer - they will need it for due diligence