RICS Level 2 Survey in HS7

A RICS Level 2 HomeBuyer Survey is a structured visual inspection of all accessible parts of the property. We follow the standardised RICS methodology throughout and apply Condition Ratings to each element, CR1 for no repair needed, CR2 for defects to monitor or put right over time, and CR3 for serious defects needing urgent attention or specialist investigation before exchange.

In HS7, we pay particularly close attention to the roof and the outer walls during the external inspection. The South Lochs area of Lewis is exposed to prevailing southwesterly Atlantic weather, so west and south-facing elevations often take the full force of driving rain and strong winds throughout the year. We check roof coverings for displaced or failing materials, inspect ridge lines and valleys, assess chimney stacks and flashings, and examine guttering and downpipes for damage or blockages that could push water back against the building.

Wall surfaces tell us a great deal in this part of the country. We look for cracked or failed render and pointing, open joints around windows and doors, and any visible evidence of moisture tracking across the wall face. Inside, we use calibrated moisture meters to identify active water ingress. In the loft, where access is available, we inspect the roof structure for spread, earlier repairs and signs that water has entered through the covering above.

• Roof covering, ridge, valleys, chimney stacks and flashings
• External wall surfaces, render, pointing and window reveals
• Rainwater goods and drainage from roof to ground
• All accessible internal rooms - ceilings, walls, floors
• Dampness and moisture levels throughout using calibrated meter
• Roof structure and loft space where accessible
• Windows, external doors and any glazed additions
• Heating installation, plumbing and electrical services (limited visual)
• Outbuildings and site drainage

Every HS7 survey is carried out by a RICS-accredited chartered surveyor who is MRICS qualified and covered by full professional indemnity insurance. We do not send junior assessors or subcontractors. The surveyor who visits the property is the same person who reviews the findings, analyses the condition and signs the report we issue.

Survey work in the Outer Hebrides needs more than general surveying knowledge. Island construction has its own patterns and its own common failure points. Traditional solid-wall construction in stone or dense blockwork behaves very differently from modern cavity wall construction, and reading that correctly matters. Interpreting moisture meter results in thick stone walls, spotting the difference between harmless background moisture and active penetrating damp, and judging the remaining life of traditional harling or roughcast render all depend on direct experience.

We also look at defects in terms of what they actually mean in a place like HS7. A failing roof covering that might cost £3,000 to repair in a town or city can be far more expensive here once materials have been shipped to the island and a specialist roofer has been sourced locally. Our reports spell that out clearly, so buyers can see the real financial impact of any issue we find, not just the fact that it exists.

On the day of inspection, we start outside and work methodically around the perimeter of the HS7 property. Where safe direct access to roof level is not possible, we assess the roof from ground level using binoculars. We check for displaced, broken or missing roof coverings, inspect ridge and hip cappings, look at the condition of flashings around chimney bases and wall junctions, and review all guttering and downpipes.

External walls often need especially careful reading in HS7. We inspect every elevation for cracks in render or harling, open joints in masonry, signs of past or ongoing efflorescence, and sections where the wall finish has failed and left masonry exposed. Around windows and doors, we check for failed seals, decayed cills and defective mastic. We also record the orientation and exposure of each elevation so the findings are judged in context.

Inside the property, we move through each accessible room and take moisture readings on all external walls and ground floor elements. We look for staining or tide marks at ceiling level, inspect floor boards and joinery for decay, and test a sample of windows and doors. The loft is checked where safe access is available. Once the inspection is complete, we prepare and issue the full RICS HomeBuyer Report, typically 30-40 pages long, including the valuation and all condition ratings.