RICS Level 2 Survey in PH14

PH14 has been moving fast, with house prices up by 45% over the last year and now 63% above the 2021 peak of £232,817. Average values sit at £379,568, so a clear read on a home's condition matters more than ever before you commit. A RICS Level 2 Survey gives that clarity, and if anything untoward turns up, it can also give you useful leverage in negotiations. In a market this competitive, a solid survey report can mark you out as a serious buyer.

Across PH14, our chartered surveyors inspect all sorts of homes, from traditional Scottish sandstone terrace houses in Perth to newer detached properties in developments around Scone and Bridge of Earn. We look closely at the roof, walls, windows, doors, plumbing, electrical systems and dampness, covering all visible and accessible parts. Interior and exterior are both checked, so you get a proper sense of what is being bought. Surveyors working in the PH14 area also know the particular issues that come with Scottish property construction.

A traffic light rating system sits at the core of the RICS Level 2 Survey. Red points to serious problems needing urgent attention, amber covers defects that should be watched or repaired, and green means the element is in satisfactory condition. It makes prioritising works much easier, whether you are planning immediate repairs or setting aside money for later maintenance. The report also includes a market value opinion and a reinstatement cost for insurance purposes, so the picture is fuller still.

Age and build type make a real difference to what we find in PH14. Many homes in Perth and the surrounding villages were built using traditional methods, with solid walls rather than cavity walls, and those can be more prone to dampness if they have not been kept in good order. Our surveyors are trained to spot these problems and give practical recommendations that fit the property. For older homes, especially those built before 1919, we pay close attention to traditional lime mortar pointing, which can break down over time and let moisture in.

There is a familiar pattern to many of the defects we see across PH14, and our surveyors are well used to picking them up. Traditional sandstone properties, common throughout Perth and the nearby villages, can suffer from erosion of soft sandstone masonry, especially on south-facing elevations that take the full force of the weather. We study external walls for weathering, spalling and mortar deterioration, all of which may call for regular upkeep.

Dampness crops up time and again in PH14, especially in older properties with solid wall construction. Unlike modern cavity walls, solid walls have no built-in barrier to moisture, so rising damp and penetrating damp can become an issue if maintenance has slipped. Our surveyors draw on experience to identify the signs, work out the likely cause and suggest the right remedy. That is particularly important where a property has been vacant for a while.

Roof condition is another area we examine closely. Many homes in PH14 still have traditional slate or tile roofs, and these can be affected by wind, frost and age. We check the roof covering, flashings, chimneys and parapet walls for deterioration, missing or broken tiles and signs of earlier repairs. Where older properties have thatch or other traditional roofing materials, those are assessed too.

Drainage and water management matter a great deal in the Scottish climate, so they receive careful attention in PH14 surveys. We inspect gutters, downpipes and drainage systems to see that water is being carried away from the foundation as it should be. Poor drainage can lead to foundation problems over time, particularly where clay subsoil is present, which is common in parts of Perthshire. We also look for signs of subsidence or settlement that might point to structural concerns.

PH14 covers a wide mix of property types, from Victorian and Edwardian sandstone homes in central Perth to newer developments built over the last few decades. Each type brings its own possible defects, and our surveyors are trained to spot them. Older homes, particularly those built before 1919, may have solid walls that need close attention for damp prevention, along with traditional construction methods that differ from modern buildings. Many also retain original features that need specialist care.

Renovations and extensions are common in PH14 properties, and they are not always as straightforward as they look. Our surveyors check the quality of alterations and see whether the work appears to have been done properly and, where relevant, in line with current building regulations. The fabric of the property is examined as well, including the roof covering, gutters, downpipes and external walls for signs of damage or decay. Poor previous work can hide real problems until a thorough survey brings them out.

Scottish weather can be hard on buildings, so moisture and exposure get special attention from our surveyors. We check for dampness in walls, condensation at windows and the condition of roof coverings and flashings. Drainage systems are also examined, with gutters and downpipes checked to see that water is moving away from the foundation. High rainfall across Perthshire makes effective water management essential if a property is to last.

Homes near the River Tay or its tributaries are also considered with flood risk in mind, along with the condition of any flood defence measures that may be in place. We look at ground floor construction and keep an eye out for signs of previous flooding or water damage. Where surface water flooding is more likely, we provide specific mitigation recommendations. That local knowledge is valuable for buyers in PH14.