RICS Level 2 Survey Aberdeen

The RICS Level 2 Survey gives a full visual inspection of all accessible parts of the property. Our inspectors look at the main structural elements, walls, roofs, floors, doors and windows, and note their current condition and any defects that could affect value or safety. We cover inside and out, so you get a clear picture of what you are buying.

As we inspect, our surveyors grade any issues on a traffic light system, which makes the serious points easy to spot and the smaller ones just as clear. The report sets out further investigations where needed, such as checking for damp, testing electrical installations, or looking into the roof space. We also check insulation and ventilation, something that matters a great deal in Aberdeen's climate.

Local knowledge matters in Aberdeen. We know the quirks of granite construction, the pressures on Victorian and Edwardian homes in Old Aberdeen and the West End, and the defects that turn up in post-war housing developments across the city. That context is something a generic survey report cannot give.

Most properties of conventional construction suit the RICS Level 2 Survey, including houses, bungalows and flats built with traditional brick, stone or concrete block walls. For non-standard construction, such as reinforced concrete, timber frame, or historic dolomite buildings, we would point you towards a RICS Level 3 Survey instead, because it gives a deeper structural appraisal.

• Structural walls and foundations
• Roof structure and covering
• Windows and doors
• Damp and rot assessment
• Electrical condition overview
• Plumbing and drainage visible elements
• Boundary walls and outbuildings
• Thermal efficiency observations

Aberdeen is called the Granite City for good reason, with many buildings formed from locally quarried grey granite that gives the place its distinctive sparkling look. The material is durable, but older homes with solid granite walls can present their own problems. Pointing between the blocks may break down over time, letting damp in, and the sheer weight of granite puts different demands on foundations than modern brick-built properties. Our surveyors know exactly what to look for on these traditional buildings.

Because Aberdeen sits by the River Dee and on the coast, flood risk is relevant for some properties. Low-lying parts of the city and areas close to the river mouth may face both river flooding and surface water flooding in heavy rain. We note any visible signs of previous water damage, and can suggest that you check the Scottish Environment Protection Agency (SEPA) flood maps for the exact area. Torry, which runs along the River Dee, and coastal parts of the city deserve particular care.

Victorian and Edwardian homes are common in Aberdeen, especially in the West End, Rosemount, and Old Aberdeen. They often have real character, but they can also bring period problems, such as outdated electrical systems, no modern damp-proof course, and roofs that may be due for renewal after decades of service. A RICS Level 2 Survey is well suited to picking up those issues before you buy.

Flat sales in Aberdeen have surged by 29.4% between July and September 2025 compared with the same period last year, even though average prices have fallen. That points to strong demand in the flats market, likely from first-time buyers and investors making use of lower entry prices. From a converted granite tenement to a modern apartment, our survey gives you a steadier view of what you are buying.

• Granite construction specific defects
• Flood risk assessment
• Victorian and Edwardian property issues
• Older electrical systems
• Roof condition on period properties
• Damp and condensation in traditional buildings

A solid grasp of local construction methods is part of a proper assessment, and our surveyors bring it to every Aberdeen inspection. The main build type changes a lot by area and by age of property. In the city centre and older residential spots such as Old Aberdeen, we often see traditional solid wall construction using local granite blocks, usually with lime-based mortars that can deteriorate over time.

Ferryhill and the lower West End have many inter-war properties (1919-1945), and these often come with rendered brickwork or roughcast external walls. They may also have solid concrete floors and original timber sash windows that need careful checking for condition and draughtproofing. Post-war housing in George Street and Cummingspark was built using a mix of methods, including traditional brick construction and some non-traditional building systems that our surveyors are trained to identify.

Modern schemes in Dyce, Bucksburn, and Bridge of Don usually rely on cavity wall construction with brick or render external finishes. Timber frame is also common in newer homes, and it offers good insulation but needs close attention to ventilation and moisture management. We understand these build types and know the defects that tend to show up in each one.

Aberdeen's granite-dominated geology also influences property foundations. Granite itself is stable, but areas with mixed geology can have changing ground conditions that affect foundation performance. We note any sign of movement or settlement that could point to foundation trouble, especially where land has been heavily modified for development.