RICS Level 2 Survey Orkney Islands

Our RICS Level 2 survey gives a detailed visual inspection of all accessible parts of the property. We look at walls, roof, foundations, floors, windows and doors, along with visible electrics and plumbing. A traffic light system then sets out the condition of each element, red for urgent matters needing immediate attention, amber for defects to watch, and green where the condition is satisfactory. That simple format makes it easier to spot homes that need more investigation, or cases where repair costs may affect the price.

Across Orkney's older housing, our surveyors keep a close eye on the problems that turn up again and again in traditional stone-built homes. In places such as Kirkwall, Stromness, and the surrounding villages, many properties are built from local flagstone, which can suffer from damp penetration and salt attack driven by coastal winds. We check solid walls for rising damp, look at the state of traditional roof coverings, including slate or flagstone tiles, and inspect timber for rot and woodworm, especially where damp has been present for years.

The Level 2 survey also includes a market value assessment and rebuild cost valuation, both of which matter for insurance. Our chartered surveyors use local market knowledge to produce valuations that reflect the Orkney property scene. With detached properties averaging £304,000 and semi-detached homes at £218,000, knowing what a home is really worth in the current market can help you avoid overpaying. The report will also flag legal points for your solicitor, such as planning permissions, building regulations compliance, and anything affecting the title.

We also look at thermal performance during the inspection, noting where heat may be escaping. In Orkney's exposed climate, and with heating costs to think about, that information is especially useful for working out day-to-day running costs. Where visible, we check insulation levels, window seals and likely draught sources that buyers unfamiliar with older homes might not notice straight away.

• Visual inspection of all accessible building elements
• Traffic light rating system for condition
• Market value and rebuild cost assessment
• Advice on urgent and major defects
• Guidance on legal issues for your solicitor
• Thermal performance observations

Orkney Islands housing includes a large share of older traditional properties that call for specialist scrutiny. Many homes here were built in the 1800s and earlier, using local stone and methods that differ sharply from modern standards. For those homes, a Level 2 survey is particularly useful because our inspectors know the defects that commonly affect older stone buildings. Damp weather and coastal exposure speed up wear, so even well-kept properties can hide problems that only an experienced surveyor is likely to spot during a proper visual inspection.

Orkney's geology, mainly Old Red Sandstone with some clay deposits in certain places, brings its own foundation and subsidence considerations. It is not as common as in some other parts of the country, but homes built on clay content can still be vulnerable to movement and subsidence, especially where the foundations were not designed to modern standards. Our inspectors look at external walls, doors and windows for signs of movement or structural stress that may point to foundation trouble. Properties with older foundations, especially those built before modern building regulations, need careful attention.

Being on the coast creates particular headaches for property owners, and our surveyors know what to look for. Salt attack on masonry is a real issue for homes close to the shore, especially where prevailing winds blow in from the North Sea. Salt in the air speeds up the breakdown of mortar joints and can erode porous stone at the surface. We assess pointing, check for salt crystallisation, and explain the likely maintenance needs for coastal properties. That local knowledge matters when you are weighing up the long-term cost of living by the sea.

The island's severe weather, with strong winds and heavy rainfall, makes roof condition a key part of our surveys. Traditional slate and flagstone roofs are part of the area's character, but they can suffer wear and tear, missing or broken tiles, and failing sarking boards. Our inspectors check roof slopes, flashings and gutters, and identify places where water is getting in, or may soon do so. Because reaching roofing materials in Orkney can be difficult and expensive, spotting these issues before purchase gives you time to budget for repairs or use them in negotiations.

Traditional Orkney buildings often use local stone, especially flagstone, for both walls and roofs. Many of the older homes are stone-built and are often harled, or rendered, or painted to give extra protection from the weather. Knowing how these buildings were made is vital for an accurate assessment, because they behave very differently from modern cavity wall construction. Our surveyors are used to checking solid stone walls, spotting movement, and judging how well existing render or harling is performing.

Newer construction in Orkney often combines blockwork with different renders or cladding, while timber frame homes are appearing more often in recent developments. Our inspectors assess both traditional and modern construction methods, and how each one copes with Orkney's climate. We check external joinery, roof space condition, and the effectiveness of any damp proof courses that have been installed. Where a property has been renovated or extended, we take care over the workmanship and the junctions between old and new sections.

Conservation areas in Orkney, especially in historic towns like Kirkwall and Stromness, come with tighter planning controls over alterations. Our surveyors are familiar with those rules and will note if a property sits within a conservation area or is listed, as that may affect what you can do next and may call for specialist surveys. Knowing about those limits before you buy can save expensive surprises later.