RICS Level 2 Survey in PH17

PH17 covers one of Scotland’s most remote and sparsely populated mainland areas, taking in Kinloch Rannoch, the villages around Loch Rannoch, and the surrounding glens. That setting brings issues very different from those in urban Scotland. The geology, with peatland and glacial deposits around Rannoch Moor, means foundation conditions and ground stability need careful checking. Homes close to Loch Rannoch and its feeder rivers, including the River Gaur and River Ericht, also carry flood risk, so a proper survey should deal with that directly. With such a remote location and limited local trades, picking up defects before purchase matters all the more, because repair bills can rise sharply once travel costs and contractor shortages are added in.

Across Perth and Kinross, traditional buildings are usually made from locally sourced sandstone, granite, schist, timber, and lime mortar. In PH17, many homes go back to the 18th and 19th centuries, and Rannoch Lodge, a Category B listed building at Bridge of Gaur, is a good example of the rubble-built granite construction found here. These older properties often have no modern damp-proof course or cavity walls, which makes damp a familiar problem for our inspectors to spot. Lime mortar is another point that needs proper handling, because using cement for repointing can trap moisture and speed up stone decay.

Recent construction in the area has gone in a different direction, with homes such as Comraich House using Scotlarch cladding, Thermopine cladding, and corrugated metal roofing. Those materials are not standard, so the survey needs a different sort of attention, since they age in ways that are nothing like traditional masonry or timber frame. Our surveyors know what to look for in both older and newer properties across PH17. We have also seen modern timber cladding fitted without enough ventilation, which leads to early rot, and that is exactly the kind of issue we check for in recent builds.

Local economics shape property condition too. In the wider Rannoch area, the population is approximately 400, and work is mainly in agriculture, forestry, and tourism, so some homes may have spent long periods empty or only lightly maintained. Holiday lets and seasonal occupation are common here, and that can hide problems that would stand out quickly in a house lived in all year. We bring that local knowledge into every survey we carry out.

During Level 2 inspections in Highland Perthshire, our surveyors often come across the same broad defect types. Dampness is still the most common, especially in older homes built with solid walls and lime mortar. Rising damp tends to appear where original damp-proof courses have failed or were never installed, while penetrating damp comes from ageing brickwork, cracked tiles, or decayed pointing. Condensation shows up in properties with poor ventilation, single-pane windows, and modern repairs that have cut down airflow in buildings that were meant to breathe. In PH17, where many homes have been adapted for holiday use, we often find that new windows have sealed up properties that once relied on natural ventilation through stone walls and traditional sash windows.

Roof problems are another major category, and we frequently note missing or broken tiles, worn ridge mortar, and failing flashings. Heavy rainfall in the Highland region speeds up wear on roof coverings, and where original clay tiles have been replaced with heavier concrete tiles, roofs may begin to spread because the original timbers were never designed for that load. Our inspectors check roof spaces wherever access is safe, looking for leaks, timber decay, and poor ventilation. In many PH17 properties, the remote setting means roof defects can go unnoticed for longer than they would in a busier area.

Older PH17 homes often have outdated electrical systems and plumbing, and both can raise safety concerns. Original wiring may fall short of current standards, while lead pipework, still present in some historic properties, brings health risks. We have seen houses with older distribution boards that would not pass a current electrical installation condition report, and our survey makes those issues clear so the right upgrades can be arranged. Oil-fired heating is also common where there is no gas supply, so storage tanks and supply lines need a proper look as well.

Cracking or sloping floors can point to structural movement, caused by shrink-swell clay soils in the region, ground settlement, or the effect of trees and vegetation on foundations. Homes near watercourses may also face flood risk, so our surveys include drainage checks and any signs of previous flooding. Around Rannoch Moor, the peat-rich soils can create unusual ground conditions, and we note any features that suggest foundation concerns linked to that geology.

The PH17 postcode carries a clear flood risk because of its position around Loch Rannoch and the wider river network. Homes close to Loch Rannoch itself, or near the River Gaur, River Ericht, and the outflowing River Tummel, face higher river flood risk. The Scottish Environment Protection Agency (SEPA) has previously objected to developments in the area on flood grounds, which shows how real the concern is for properties beside watercourses. Plans for holiday apartments at Loch Rannoch Hotel were also challenged because of flood risk from a culverted watercourse, a reminder that buyers here need to take the issue seriously.

Surface water flooding is another problem across PH17. Highland Perthshire gets heavy rainfall, and that can overwhelm drainage systems and cause flooding even well away from rivers. Impermeable surfaces, blocked drains, and already saturated ground can all combine to let water build up fast. The steep slopes around Loch Rannoch can also push water downhill quickly, so properties at the foot of slopes or within natural drainage routes are at greater risk during heavy rain.

Anyone buying in PH17 needs a firm grasp of flood risk, not just for insurance, but also for any changes they may want to make later. The survey report will point out visible signs of past flooding, suggest where a separate flood risk assessment may be sensible, and note how the property sits in relation to known flood risk areas. That information can be crucial when sorting buildings insurance and when thinking about the long-term prospects of a riverside home. We can also help with the right questions to ask current owners about previous flooding and with possible mitigation measures.