RICS Level 2 Survey in IV48

RICS Level 2 Survey suits residential property that appears to be in reasonable condition and has not had major structural alterations. On the Isle of Raasay, that generally covers most occupied croft cottages, village houses and standard homes across the island's housing stock. We use the standardised RICS condition rating system throughout, with Condition Rating 1 for no repair needed in the near future, Rating 2 for defects needing attention but not urgently, and Rating 3 for serious defects requiring prompt action.

Our inspection covers every main element we can reach without causing damage. We check the roof covering, chimney stacks and flashings, rainwater goods, external walls, windows and doors, internal ceilings and walls, floors, the roof void where accessible, and any basement or lower ground space. We also note the visible condition of services, including plumbing, electrical fittings and heating equipment. If something needs a closer look, we make that clear in the report.

After the inspection, we produce a written report giving condition ratings for each building element, a summary of the main findings and our recommendations for any specialist investigations we think are needed. An optional market valuation can be added at the time of booking. We keep the wording plain, so it is clear what we found and what action, if any, is required. Once the report has been issued, our team can talk through the findings with you by phone or email.

Some Raasay properties need a deeper look. Where we see signs of significant moisture penetration, structural instability or major construction deficiencies, we may suggest moving up to a RICS Level 3 Building Survey. The same applies to listed buildings such as Raasay House and the Island of Rona Lighthouse, which fall outside the normal scope of a Level 2. We flag this during the quotation process so you can pick the right survey for the property in front of you.

• Roof coverings, chimney stacks, and flashings
• External walls, pointing, and surface render
• Windows, doors, and external timber joinery
• Internal walls, ceilings, and floor structures
• Roof void and attic space
• Moisture and dampness levels throughout
• Visible services including heating, plumbing, and electrical fittings
• Outbuildings, garden grounds, and boundary structures

Raasay has some of the most varied geology in Scotland, with rocks up to 3 billion years old. At the northern end of the island there is Lewisian Gneiss, while the south is dominated by Torridonian sandstone and shale, and there are also areas of siltstone, mudstone, limestone and Jurassic deposits. Basalt and granite outcrops appear across the island as well. Because of that mix, ground conditions can change sharply from one area to the next, and we pay close attention to foundations and ground-level masonry where the underlying rock type may influence drainage and stability.

In the south of Raasay, around Inverarish, historical ironstone mining took place between 1911 and 1918. Remains from that period, including bridge pillars for the mine railway and various processing buildings, are still visible near the old ferry pier. That history matters for property nearby, because old workings can leave a legacy of ground instability risk long after operations ended. During our inspection, we record any visible signs of ground movement or settlement, and where those signs give real cause for concern we recommend a specialist geotechnical report.

Parts of Raasay are known for landslip risk. In Hallaig, which is designated as a Site of Special Scientific Interest, there are unstable landslips and open fissures of unknown depth, with movements recorded as recently as 1934. Coastal erosion is another growing issue for island homes near the shore, and projected increases in rainfall in northern Scotland, along with higher-intensity storm events, are expected to worsen both coastal erosion and surface water flooding. We note visible signs of ground movement or erosion in the survey report and identify cases where specialist ground investigation is warranted.

• Diverse geology from Lewisian Gneiss to Jurassic sandstone across the island
• Historical ironstone mining at Inverarish (1911-1918) - potential ground stability implications
• Landslip risk in Hallaig SSSI area with fissures of unknown depth
• Coastal erosion risk for shoreline properties
• Increased rainfall and storm intensity projected for northern Scotland
• Peat and boulder clay in lower-lying areas can complicate drainage

On Raasay, around 50% of the housing stock is made up of second and empty homes, and approximately 34% are second homes. That level of non-primary residence has helped create a chronic housing shortage for full-time residents, which the Raasay Development Trust is actively trying to tackle. Alongside the Inverarish retrofit project, the Trust is developing five new properties for affordable rent with Lochalsh and Skye Housing Association and Communities Housing Trust, and it has also made five self-build serviced plots available for local buyers.

The island economy is small, but it does support a recognisable mix of employers. The Isle of Raasay Distillery opened in 2017 and employs over 10% of the island's population, with a whisky hotel and visitor centre on site. Raasay House adds hospitality and outdoor activity work. Crofting and fishing are still part of island life, CalMac ferry services connect residents and workers to Skye, and Forestry and Land Scotland manages forest blocks at Inverarish and Brochel. One practical consequence is that repair work often costs more, because specialist contractors may need to come from the mainland, which adds both expense and lead time to works identified in a survey.

Island ownership on Raasay brings practical costs that buyers should factor in from the start. Works identified in a survey will often cost more than a similar mainland job, largely because of contractor travel time and logistics through the CalMac ferry. A report that sets out the condition rating clearly, along with the likely scope of repairs, gives you solid ground for price negotiations or for setting a maintenance budget before completion.