RICS Level 2 Survey in G65

G65 takes in Kilsyth and nearby communities in North Lanarkshire, and the housing here is far from uniform. Over the past year, flats made up the largest share of sales in G65, with many being traditional tenement-style homes built well before 1970. In buildings of that age, hidden expense is common, from ageing roof structures and shared stairwell maintenance problems to damp penetration and outdated electrical installations, and a professional survey is often the only way to bring those issues to light.

We use the RICS Level 2 survey for conventional properties that appear to be in reasonable condition. It is a non-intrusive inspection, but our inspectors still check all visible and accessible parts of the building, including the roof, walls, floors, ceilings, windows, doors, drainage, and services. We report issues under the RICS traffic-light system, Condition Rating 1 for no action required, Condition Rating 2 for defects that need attention but are not urgent, and Condition Rating 3 for serious defects needing immediate attention or investigation.

Prices in G65 have risen 26% year-on-year, so buyers are putting more money on the line than before. A Level 2 survey can give you grounds to renegotiate the purchase price where significant defects are uncovered, or at least let you budget properly for repairs before you commit. Quite often, the survey fee is recovered several times over in savings agreed at the point of purchase.

There are really two different survey pictures in the G65 market. In Croy, one side of that picture is active new-build development. Miller Homes is building at Constarry Gardens in Croy, where the range includes five-bedroom detached villas and three-bedroom semi-detached homes. The Hillside development in Croy is also offering new semi-detached homes.

Buyers of new-build homes sometimes think a survey can be skipped because the property is brand new. We do not take that view. For new builds, we recommend a snagging survey, which records defects before you move in while the builder is still responsible for putting them right under your NHBC warranty. For resale homes, the right choice is usually a RICS Level 2 or Level 3 survey, depending on the building's age and condition.

In Kilsyth and the surrounding parts of G65, the older housing stock needs a more cautious eye, especially the traditional tenement flats that account for a large share of local sales. For these homes, a RICS Level 2 survey is the minimum we recommend. Their construction comes with known weak points, solid stone walls can suffer from penetrating damp, older roof structures may have deflected or been altered over time, and shared roof spaces in tenement blocks often bring maintenance obligations that a buyer will not spot at a glance. Our inspectors see these issues regularly across G65, so they know exactly where to focus.

Because we inspect properties across the G65 postcode on a regular basis, the issues we report tend to mirror the local housing stock. In traditional Kilsyth homes, especially stone-built terraces and tenement flats, the most frequent findings involve damp, roof coverings, and shared maintenance.

• Penetrating damp through solid stone external walls, particularly on north-facing or exposed elevations
• Flat roof defects on rear extensions and outbuildings, which are common in terraced properties across the area
• Shared roof maintenance arrears or disputes in tenement blocks where common areas have not been kept up
• Original single-glazed timber sash windows requiring replacement or overhauling
• Outdated electrical consumer units (fuse boxes) without modern RCD protection in properties not rewired since the 1990s
• Condensation and poor ventilation in converted or subdivided flats with limited external wall area
• Pointing and render defects on older masonry that allow water ingress over time

Newer homes tell a slightly different story. In the semi-detached and detached properties built in Croy during the 2010s and 2020s, our surveyors are more likely to note drainage issues, ground movement around new foundations, or minor defects in finishes. The point is simple, finding this out before completion leaves you in a far stronger position than learning about it after the keys have changed hands.