RICS Level 2 Survey in Isle of Gigha PA66

For traditional island homes, our RICS Level 2 Home Survey gives a detailed look at the property's condition, with particular attention on issues that matter to homes like these. We inspect every accessible part of the building, including the roof space, where our surveyors check rafters, joists and insulation. External stone walls are examined too, for delamination, erosion of sandstone pointing and the effects of weather exposure that island properties face all year. The survey follows the RICS Home Survey standard, with clear condition ratings for each element we inspect.

Many Gigha properties are over 50 years old, so our survey gives damp a close look. Rising damp is common in older homes built without modern damp-proof courses, and the island's maritime climate can make moisture problems worse. We inspect timber for wet rot and dry rot, check windows and doors, and look at plumbing and drainage systems that may still rely on original cast iron or clay pipes. Traditional Scottish construction with thick stone walls and lime mortar is meant to breathe, so we also look at whether modern alterations have upset that balance.

Cracks in walls, movement and foundation trouble all get checked as part of the structural assessment. Gigha's bedrock geology of amphibolite and quartzite usually gives stable ground, though local soil conditions or drainage can still affect a building's stability. We also examine the roof covering, flashings and gutters, since roof defects are among the most common issues in older properties. The exposed Atlantic weather on Gigha means roofs take a battering from salt-laden winds and heavy rainfall throughout the year.

We also look at the property's services, from plumbing and electrical installations to drainage. Many older homes on Gigha still have original systems that may be nearing the end of their serviceable life. Our survey gives an overview of their condition and flags any obvious safety concerns or items that need specialist inspection by qualified tradespeople. That helps you plan for upgrades and makes urgent repairs easier to spot before you complete the purchase.

• External walls and stonework condition
• Roof structure and covering
• Damp and moisture assessment
• Timber decay investigation
• Plumbing and drainage inspection
• Electrical condition overview
• Structural movement check
• Joinery and windows

From surveying properties across the Isle of Gigha, we've seen a few recurring defect patterns that buyers should watch for. Damp and moisture problems are common, especially in homes that predate modern building regulations. Properties built before 1875 often have no damp-proof course at all, and the island's damp maritime climate, together with ageing fabric, can lead to serious moisture penetration. Our surveyors check for rising damp, penetrating damp and condensation, and give clear guidance on remediation options. Being close to the sea also means salt deposition can speed up moisture-related damage to external walls.

Stonework deterioration is another major concern on Gigha. The traditional random rubble stone walls seen across the island are vulnerable to erosion of the pointing mortar, delamination where stone layers separate, and damage from salt-laden coastal winds. Gigha's bedrock is largely amphibolite, with some areas of Erins Quartzite along the east coast, and the way these local stones were used in construction calls for specific expertise. We assess all stonework and note any areas where repointing or structural repairs may be needed. The nearby island of Islay and the wider Argyll coast face similar issues, and our surveyors bring that regional knowledge to every Gigha inspection.

Timber defects are still common in older Gigha properties. Roof timbers, floor joists and window frames can all be affected by wet rot or dry rot, particularly where ventilation is poor or leaks have been left unrepaired. We probe timber elements where appropriate and report any areas of concern. Outdated plumbing and drainage systems are also frequently found, with many older homes still having original iron pipes or clay drainage runs that may be nearing the end of their serviceable life. Those old systems can bring low water pressure, leaks or drainage problems that need attention.

Roof defects come up again and again in our surveys. Missing or damaged slates, deteriorated flashings and inadequate insulation are common in older properties. The exposed Atlantic weather on Gigha means roofs take a battering from strong westerly winds, heavy rain and occasional snow in winter. We look carefully at the remaining life expectancy of roof coverings and pick out any urgent repairs needed. Many properties also have shallow roof pitches typical of traditional Hebridean cottages, which can make runoff harder and raise the risk of leaks.

Unlike nearby Islay, with its lead mining history, Gigha is not directly affected by mining activity, though buyers should still be aware of possible ground movement. Homes on shrink-swell clay soils can suffer foundation movement during drought or heavy rainfall. Even though Gigha's bedrock geology is generally stable, we still check for structural movement, cracks in walls and any foundation issues that may point to ground instability. Coastal flooding is also a factor for some properties on the island, and we note any flood risk in our reports.