RICS Level 2 Survey in Isle of Mull PA71

Our RICS Level 2 Survey gives a detailed look at the property's condition, with attention on all the main accessible parts of the building. We check the roof structure, walls, floors, doors, windows and joinery, together with bathrooms, kitchens and other wet areas. Services such as plumbing, electrical wiring and heating systems are included in the visual inspection, although we always advise separate testing by qualified tradespeople.

Across the Isle of Mull, where many homes are traditionally built, our inspectors look closely at stonework, slate roofs and timber elements. We check for damp penetration, a common problem in older buildings exposed to the island's weather, and we assess flashings and gutters that are meant to keep out driving rain. Any defects we find are set out clearly, and we categorise them by severity so it is obvious what needs urgent action and what can wait.

The Level 2 survey also covers outbuildings, garages and boundaries that form part of the title. We look at fences, walls and gates, along with any retaining structures that may be moving. Rural properties on Mull often come with agricultural buildings or generous plots, so where these are visible and accessible we give detailed comments on their condition too.

Where it is safe and accessible, our surveyors will enter the roof space and inspect rafters, purlins and any insulation. We note the roof covering and its state, checking for slipped or broken slates, damaged ridge tiles and the condition of leadwork around chimneys and valleys. On Mull, where slate roofs are very common, we pay close attention to the remaining life of the covering and any signs of deterioration that may need spending on in the near future.

• Roof structure and covering
• Wall construction and condition
• Damp and timber decay assessment
• Windows, doors, and joinery
• Plumbing and electrical visible elements
• Outbuildings and boundaries

The Isle of Mull has a distinctive architectural feel, shaped by its island setting and local materials. Traditional properties across the island were built from locally sourced stone, usually with thick solid walls that hold heat well but can make damp control more difficult. Roofs were historically covered with natural slate, much of it imported, and many homes still have their original slate coverings, although these need upkeep and the occasional replacement.

Harling, or external render, is a familiar feature on Mull properties, applied over stone to give weather protection. Over time this finish can break down, especially in exposed spots where wind and rain cause cracking and erosion. Our surveyors check harling carefully for cracks, delamination and signs of water getting behind the render. We also look at traditional timber-framed windows, which were common in older properties and often have single glazing and heritage-style ironmongery.

Later housing on the island, especially from the latter half of the twentieth century, may use cavity wall construction with concrete blockwork. These properties often perform better thermally, but they can still have problems if ventilation is poor or insulation has been badly installed. Our inspectors are used to assessing both traditional and modern construction, so you get clear information on the property whatever its age or build type.

Many properties on Mull are listed buildings, especially in the conservation area of Tobermory and in smaller settlements around the island. Where a property is listed, there may be specific requirements for repairs and alterations that need to be considered. Our surveyors will record any listing status and give relevant advice on what it means for future maintenance and renovation work.

Mull's coastal position means many properties are exposed to salt-laden winds and Atlantic storms. Our surveyors consider the effect of that exposure on building elements, particularly external timber, metalwork and roof coverings. Homes in elevated positions or on exposed headlands may show faster weathering than more sheltered properties in the island's valleys and inlets. We note the setting of the property and assess how its location may affect long-term maintenance.

Flood risk on Mull is mainly linked to coastal flooding during storm surges, especially for properties in low-lying areas close to the sea. Our inspectors note the general setting of the property and any signs of earlier flooding or water damage, although we always recommend checking with the local authority for specific flood risk assessments. Surface water flooding can also happen where drainage is poor, particularly after periods of intense rainfall that is common in this part of Scotland. Properties near the many burns and rivers that run across the island may be at particular risk during heavy rain.

The geology of Mull is mainly volcanic, with basalt lavas forming much of the island's landscape. As a result, the risk of shrink-swell clay movement, which leads to subsidence in many other parts of the UK, is low on Mull. That said, localised areas with superficial deposits can have different ground conditions, and our surveyors stay alert to any signs of foundation movement or settlement that might point to ground instability.

Homes very near the coastline may face coastal erosion over time. This is not usually an immediate concern for most properties, but our surveyors will record how close the sea is and any visible signs of erosion or coastal change. We also assess the condition of sea walls, breakwaters and any other coastal defences that may protect the property.