RICS Level 2 Survey in PA73 (Isle of Islay)

Our RICS Level 2 Survey suits conventional properties in reasonable condition, and that covers much of the housing stock on the Isle of Islay. During the inspection, our surveyor looks at the exterior walls, roof, chimneys, gutters, doors, windows and joinery. We assess the building’s structure for movement, cracking, damp or deterioration that could point to deeper defects. Where visible, we also review the services, including plumbing, heating and electrical systems.

Islay homes often bring a few familiar issues, so we keep those in mind from the outset. A lot of the island’s properties have traditional random rubble stone walls, which can suffer delamination and bulging as time passes. Houses built after the 1920s may have cavity walls with metal wall ties, and in a coastal setting those ties can corrode, creating structural worries. Our inspectors know these local building methods well and understand what matters in the PA73 area.

A clear traffic light system sits at the centre of the RICS Level 2 report, with green showing no repair needed and red meaning urgent repair required. That gives you a straightforward read on what needs attention now and what can wait. We also include a market valuation and an insurance reinstatement figure, both of which can help with mortgage arrangements and building insurance cover.

• Structural walls and foundations
• Roof covering and flashing
• Chimneys and parapets
• Windows and doors
• Damp and timber decay
• Plumbing and electrical basics
• Boundary walls and outbuildings

Several features of the Isle of Islay can affect a property, and our Level 2 Survey is set up to catch them. The island’s geology, with its mix of quartzites, limestone and mica schists, can influence ground conditions and foundation performance. High rainfall is common on Islay, and changes in moisture levels can lead to subtle movement over time, which may affect foundations. Our inspectors look closely for signs of subsidence, settlement or movement that could point to foundation problems.

Salt-laden air is another part of coastal life on Islay, and it can speed up corrosion of metal components. Where a property has cavity walls with metal wall ties, we assess them carefully, because corrosion can lead to bowing or bulging walls. Older Islay homes often use traditional random rubble stone walls, and these can suffer delamination, where the outer face of the stonework separates from the wall structure. In older buildings that have not been properly maintained, that is a particular concern. Our surveyors have seen plenty of these issues across the island, so the warning signs are familiar.

Because many areas rely on private water supplies and septic tanks, our survey also records observations on water and drainage systems where they are visible. We note the general condition of the roof too, as our climate can bring moss growth, slipped tiles and deteriorating flashings. Across the island, those problems can lead to water ingress and damage to the internal structure if they are left alone. We also consider outbuildings and boundaries, which on Islay often include traditional dry-stone walls that need regular maintenance.

• Foundation movement and subsidence signs
• Corroded wall ties in cavity walls
• Delamination of random rubble stone walls
• Roof condition and flashing defects
• Damp penetration and condensation
• Drainage and water supply issues

Islay’s housing stock is varied, and its history and geography are reflected in the buildings themselves. In villages such as Bowmore, Port Ellen and Bridgend, many properties date back to the 18th and 19th centuries and were built using traditional methods. These older homes often have solid stone walls made from random rubble stone, a material that came readily from the island’s geology. They have real character and durability, but they also need regular maintenance to avoid damp penetration, stone erosion and structural movement. Our surveyors understand those traditional construction methods and can assess them accurately.

From the 1920s onwards, properties usually moved to cavity wall construction, with two separate walls built with a gap between them. Metal wall ties hold the leaves together, yet those ties can corrode over time, especially in our coastal environment where salt air speeds things up. Our surveyors check for signs of wall tie failure, including bulging or bowing walls, horizontal cracking and visible corrosion at the mortar joints. That is an important part of any Level 2 Survey on Islay, and we have identified numerous properties with wall tie corrosion across the island.

New-build homes and renovations on the island may use modern building methods and materials. They generally need less detailed inspection than older properties, but our Level 2 Survey still gives valuable reassurance about condition. We check the quality of construction, the effectiveness of insulation and the condition of modern windows, doors and fittings. Even newer properties can have defects, and our thorough inspection keeps you fully informed before you complete your purchase.