RICS Level 2 Survey in PH20

A RICS Level 2 survey, also called a Homebuyer Survey, gives a solid inspection of a property’s condition and flags any major issues that could affect value or safety. Our inspectors look at all accessible parts of the building, from the roof space and foundations to walls, windows, doors, plumbing and electrical systems. The survey is carried out to RICS standards, so you get a consistent, professional assessment wherever in the PH20 area the property sits. We work visually, which means we can assess the home without damaging or disturbing the fabric of the building.

Inside and out, our surveyors are checking for damp, rot, structural movement, and the kind of wear and tear that can build up over time. In the Highland region, where traditional stone and render sit alongside newer homes, our local knowledge helps us spot issues that turn up again and again in this housing stock. That matters especially for properties over 50 years old, because older homes often hide defects only an experienced surveyor will pick up. Roof structure gets close attention too, since many properties here have complex pitched roofs that can conceal slipped tiles, failing flashings, or timber decay in the rafters.

Once the inspection is complete, you receive a written report with a clear condition rating system. It runs from one (urgent repairs needed) to three (no repair required). We also provide a market valuation and an insurance rebuild cost estimate, so you have a fuller view of the property’s true worth. Where major problems are found, you may choose to renegotiate the price or ask the seller to sort the defects before the sale goes through. The report also sets out practical recommendations for any remedial work, which helps with future maintenance planning and budgeting.

We inspect the main house as well as any attached structures, such as garages or outbuildings. Windows and doors are checked, plumbing and electrical installations are tested where safely accessible, and the overall structural integrity is assessed. In the PH20 area, our surveyors give extra weight to signs of dampness, which can be a particular concern in older properties here because of the Scottish climate and traditional construction methods.

• Roof structure and covering
• Walls, floors, and ceilings
• Windows and doors
• Damp and timber condition
• Plumbing and electrical systems
• Garage and outbuildings

PH20 covers homes in the Highland region of Scotland, and the market here has its own distinct feel. The postcode includes villages such as Newtonmore and Kingussie, right in the heart of the Cairngorms National Park. Detached properties dominate the area and command an average price of around £320,500, while semi-detached homes sit at approximately £211,500. Terraced properties usually sell for around £116,000, giving first-time buyers a lower entry point in this part of Scotland. Prices have held steady, sitting at approximately 4% above the 2023 peak of £277,200.

Our surveyors are familiar with the pressures that come with homes in this part of the Highlands. Clay soils are present in many places, and the local geology can bring subsidence problems during dry weather. That is especially relevant for older properties with shallow foundations, which were common in traditional Scottish construction. We are trained to spot structural movement, cracking, or other signs of subsidence that may not be obvious to an untrained eye. Ground conditions around the property are examined too, along with trees or hedgerows that could alter soil moisture levels.

No specific flood risk data was identified for PH20, but properties close to watercourses always deserve a careful check. The area includes homes along the River Spey and its tributaries, and water levels can rise sharply after heavy rainfall. Our surveyors look for signs of earlier water damage, assess drainage performance, and note how the property sits in relation to nearby watercourses. Even homes that are not right beside a river can be affected by surface water flooding in low-lying spots, so we include caveats where that is relevant.

Recent pricing in PH20 is approximately 4% above the 2023 peak of £277,200, which points to a fairly steady market. Buyers still need to do their homework. Detached homes make up most of the sales in the area, so our surveyors often deal with larger properties that have complex roof structures and multiple floors. Those homes usually have more areas where defects can develop, which makes a thorough RICS Level 2 survey especially useful. Traditional construction methods and the challenging Scottish climate both mean that regular maintenance matters here.

• Detached properties dominate local sales
• Average prices stable over past year
• Traditional construction common in area
• Properties over 50 years old benefit most from survey

From our work across the Highland region, a few problems keep cropping up in PH20 homes. Knowing the usual defects helps you read the survey report with a bit more confidence. Many of these properties were built using traditional methods that are durable enough, but they do need ongoing care if problems are not to build up. Our surveyors know exactly what they are looking for when they inspect these older buildings.

Damp is one of the issues we see most often in PH20 properties. With the Scottish climate, moisture exposure is always a concern, and older homes with solid walls are especially prone to penetrating damp and rising damp. Our inspectors know how to pick up staining, peeling wallpaper, and musty odours, all of which can point to damp penetration. We also check damp-proof courses and recommend remedial work where they are missing or damaged. In more serious cases, damp can compromise timber elements, leading to rot and decay that is costly to put right.

Roof condition is another area that often needs attention, particularly on older pitched roofs. Many homes in the PH20 area have slate or tile roofing that can be 50 years or older. Our surveyors inspect the roof covering for missing or damaged slates, check ridge tiles and flashings, and look in the roof space for leakage or timber decay. Ventilation is reviewed too, because poor ventilation can bring condensation problems and speed up deterioration in timber elements. With Highland weather to contend with, roof repairs are a regular feature for properties in this area.

Older PH20 properties can also have outdated electrical systems, and that is a serious safety issue. Homes built before the 1970s may still contain original wiring that no longer meets current safety standards. We visually inspect the electrical installation where it is accessible and note any obvious defects or hazards. Before completion, we recommend that a qualified electrician carries out a fuller inspection of the system. We often find plumbing in older homes needs updating as well, with galvanised steel pipes that may already be corroded and prone to leaks.

• Damp penetration in solid-wall properties
• Roof condition and slate deterioration
• Outdated electrical wiring
• Plumbing system age and condition
• Structural movement in older properties
• Window and door frame decay