RICS Level 2 Home Survey in PH12

Our RICS Level 2 Home Survey is a detailed visual inspection of every accessible part of a property you are thinking of buying. In PH12, where we regularly inspect everything from traditional stone-built cottages to newer residential developments, our surveyors check the roof structure, walls, windows, doors, plumbing, electrical systems and the general state of the building fabric. We work through the property section by section, recording condition and taking photographs of any areas that need the buyer’s attention.

We sort defects by severity, from urgent issues needing immediate attention, to serious defects that should be dealt with before purchase, through to less critical matters that may call for maintenance later on. Our surveyors look for problems often found in local homes, including damp penetration, structural movement, roof defects, and faults affecting windows and doors. We use the RICS traffic light rating system so the importance of each item is easy to grasp, whether you are planning repairs or preparing to negotiate with the seller.

Across PH12, construction methods vary, and we pay close attention to the ones common to this part of the country. Many homes in Blairgowrie and the nearby villages were built in traditional stone and brickwork, so our surveyors know how to spot weathering, mortar deterioration and moisture penetration that can affect older buildings. We also inspect newer homes with the same care, checking that they meet current building standards and have not developed defects that would be easy to miss on a normal viewing.

We do not stop at the house itself. The grounds and boundaries are inspected as well, with checks for inadequate drainage, defects in boundary walls, and vegetation that could affect the property’s condition over time. In PH12, larger gardens and rural settings are common, so we also look at outbuildings, retaining walls and access arrangements where these could affect how you use the property.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Plumbing and drainage
• Electrical consumer units
• Damp and timber decay
• Structural movement
• Grounds and boundaries

From what we see across PH12, a handful of defects come up again and again, and damp is near the top of the list. It is especially common in older homes built before modern damp-proof courses became standard. In Blairgowrie and Alyth, properties dating from the Victorian or Edwardian periods often show rising damp or penetrating damp, particularly where maintenance has slipped. We use moisture meters alongside visual inspection to judge the extent of the problem and recommend suitable remediation.

Roofs are another regular source of concern. Many traditional PH12 properties have slate or tile coverings that are hard-wearing but not immune to age. Missing or damaged tiles, worn flashing and defects within roof voids can all let water in. Where accessible, we inspect roof spaces carefully for leaks, timber decay and poor insulation. In the Scottish climate, and with the rainfall this area sees, roof defects can lead to more serious internal damage quite quickly.

We also frequently find signs of structural movement across the region, though it is not always severe. Settlement after construction, slight ground movement, or simply the ageing of materials can all produce cracking in walls and ceilings. Our surveyors assess both the pattern and likely cause of movement, separating minor cosmetic cracking from defects that may need further investigation by a structural engineer. With traditional Scottish buildings, experience counts, and we know the difference between superficial cracking and something more significant.

Electrical safety is an important part of the inspection too. A fair number of older PH12 properties still have dated electrical installations that do not meet current regulations. Where visible, we inspect consumer units, wiring and socket outlets, and we recommend upgrades where these appear necessary. This matters particularly in homes that have not been modernised for several decades, because old electrics can carry a real fire risk. We also check for earthing and bondings, both of which are essential in a modern household.

In older properties, timber decay and woodworm are issues we come across regularly. We inspect roof voids and floor structures carefully for evidence of beetle activity or fungal decay that could affect the property’s structural integrity. Around PH12, especially in rural locations where a house may have stood vacant or seen poor maintenance for a time, these defects are often more common. Spotting them early gives you the chance to arrange treatment before repairs become more extensive and more expensive.

• Rising and penetrating damp
• Roof defects and tile damage
• Structural cracks and movement
• Outdated electrical installations
• Timber decay and woodworm
• Plumbing and drainage issues
• Windows and door deterioration
• Insulation deficiencies

PH12 has a wide mix of housing, and each type brings its own usual defects and points to watch. Blairgowrie, the largest town in the area, includes Victorian and Edwardian terraces, inter-war semi-detached houses, and residential development from the 1970s onwards. Many stone-fronted terraces in the town centre date from the late 19th century and were built with solid walls rather than cavity walls, which can make them more vulnerable to damp penetration and calls for a different approach to insulation.

Alyth has plenty of traditional Scottish cottages and period homes, many of them sympathetically renovated over the years. These older buildings often retain features such as original fireplaces, cornicing and timber floors, which add character but also bring the usual issues associated with age. Stone construction is common here and is generally durable, though mortar deterioration and weathering can allow water ingress, especially in exposed spots. Our surveyors know how to inspect these traditional buildings while avoiding harm to historic fabric.

Beyond the towns, the rural parts of PH12 include farmhouses, country cottages and larger detached homes sitting in generous plots. Construction can be more varied here, with features such as thatched roofs, traditional slate and even stone-flagged floors. Rural properties may also rely on private water supplies, septic tanks and drainage arrangements rather than standard utility connections. Where those elements are present, we assess them carefully so you understand any continuing maintenance responsibilities.

Homes built in the last 30-40 years across PH12 will often have fewer defects, but that does not make a professional survey unnecessary. Even fairly modern properties can suffer from poor original workmanship, later alterations, or simple wear and tear. We often see problems such as inadequate insulation, faults with window and door installation, and minor defects that belong on a builder’s snagging list. However old or new the home may be, we inspect it thoroughly so you get a clear picture of its condition.