RICS Level 2 Surveys in KA22

Our RICS Level 2 Survey, often called a Homebuyer Report, is intended for conventional residential properties that are in reasonable condition. It looks at the main parts of the building using a standardised condition rating system. During the inspection, we make a visual check of the roof coverings, chimneys, gutters and downpipes, external walls, windows and doors, internal walls and ceilings, floors, roof space, cellars or vaults where accessible, and the drainage arrangements. We also record the visible condition of services including gas, electricity, water and heating.

We use a three-tier condition rating system so the findings are clear. Condition 1 (green) shows that no repair is presently required. Condition 2 (amber) points to defects needing repair or maintenance, but not ones regarded as serious. Condition 3 (red) highlights serious defects that need urgent attention or further investigation. Every section of the report is rated separately, which makes it easy to spot what needs attention and what is in good order.

Alongside the survey, we include a market valuation and an insurance rebuild cost estimate, both prepared by our RICS-registered surveyors. Those figures can help if defects come to light and you want to negotiate on price, and they are also useful for setting buildings insurance cover at the right level. We send our reports digitally, usually within two working days of the survey appointment, and we stay available afterwards if you want to talk through the findings directly with our surveyor.

A RICS Level 2 Survey usually suits properties built after 1900 with standard construction methods, brick, block, or stone, where there have not been major alterations. In KA22, if the property was built before 1900, has been heavily altered, or shows visible structural concerns, a RICS Level 3 Building Survey is normally the better fit because it gives a more detailed technical investigation. Get in touch for a quote and we can advise on the most suitable survey level.

• Roof coverings, gutters, and chimney stacks
• External walls, render, and pointing
• Windows, doors, and external joinery
• Internal walls, ceilings, and floors
• Roof space and any accessible cellars
• Drainage inspection from outside the property
• Gas, electricity, water, and heating services
• Market valuation and insurance rebuild cost

Because so much of KA22 housing is older and traditionally built, some defects turn up again and again in our reports here. Knowing what commonly affects property in Ardrossan helps buyers budget sensibly and go in with realistic expectations before committing to a purchase.

Damp is one of the issues we flag most often in older KA22 homes. Rising damp tends to affect ground floor walls where damp proof courses have failed or were never installed, while penetrating damp is more common on upper floors and walls exposed to coastal rain. We use moisture meters and thermal imaging to pick up damp that cannot be seen with the naked eye, giving buyers a better sense of the scale of any remedial work required.

Roofing is another big point in KA22. Many homes still have pitched slate roofs from the original construction period. Natural slate can last well, but aged fixings and deteriorated underlay mean a roof with slates that still look intact may still need substantial work within a few years of purchase. We inspect from ground level and from within the roof space, then report on the overall condition and any areas causing concern.

Older KA22 housing stock also brings timber defects into the picture. Where damp has been present, dry rot and wet rot can affect floor joists, window frames, skirting boards, and door frames. We probe accessible timbers, note any evidence of fungal decay, and advise if specialist investigation is needed before exchange of contracts.

• Penetrating damp through sandstone walls and failed pointing
• Rising damp at ground floor level in pre-1950 properties
• Deteriorating slate roof coverings and failed flashings
• Timber decay linked to historic or ongoing damp issues
• Corrosion of metal components on coastal-facing elevations
• Outdated electrical wiring and consumer units in pre-war properties
• Single glazed windows in pre-1980 properties with associated heat loss
• Cracked or spalled sandstone requiring repointing or replacement

Within KA22, Ardrossan has Grade B listed buildings, especially townhouses linked to the town's Victorian-era development. In Scotland, listed building grades run from Category A (most significant) to Category B (significant) and then Category C (local importance). A Grade B listing means the property is of regional or more than local importance. It also brings legal responsibilities, because owners must obtain listed building consent for any works affecting the character of the building.

In our reports, we note listed building status and point out where the condition of a listed KA22 property may mean works requiring consent from North Ayrshire Council. We also highlight where specialist contractors experienced in traditional construction are likely to be needed. Standard builders are not always suited to sandstone or lime mortar structures, and unsuitable materials can invalidate consent as well as cause further damage.

For listed buildings, and for any KA22 property built before 1900, we would usually suggest stepping up from a RICS Level 2 to a RICS Level 3 Building Survey. A Level 3 report goes further into the technical side of the structure and construction, which makes it better suited to buildings with complex construction histories, multiple phases of alteration, or significant heritage features. Contact us if you want to talk through which level suits your KA22 property.