RICS Level 2 Survey in ZE2

The Shetland Islands bring their own set of pressures, which is exactly why RICS Level 2 Surveys are so useful here. Our inspectors often find damage linked to the harsh North Atlantic climate, from faster wear on roof coverings and flashings to tired external joinery. In coastal spots there is also salt spray corrosion, plus the constant risk of coastal erosion. None of that always shows itself to an untrained eye, so a professional assessment matters.

Across the ZE2 area, many homes were built in the traditional way, and that can differ a lot from modern standards. Shetland houses often have solid stone walls made from local flagstone or granite, with harl (render) over blockwork or stone. They have stood the test of time, but damp penetration, failing damp-proof courses and poor ventilation can all lead to condensation troubles. Our surveyors know these older buildings well, and they can separate a cosmetic issue from something more serious.

Shetland’s geology needs a careful look too. Shrink-swell clay is not a major concern compared with mainland Scotland, but homes on glacial till, peat soils or near steep slopes can suffer differential settlement or localised ground instability. Our inspectors check foundations, look for movement, and consider how the ground beneath may be influencing the property you are buying. We also look at any historical mining activity, which is not significant in Shetland, but still has to be checked site by site.

Many ZE2 properties sit close to the coast, so our surveyors take the added risks seriously. Coastal erosion is a real issue in parts of the Shetland coastline, especially on exposed headlands and low-lying coastal margins. We look at how near the property is to the shoreline, review any existing coastal defences, and note erosion or undercutting that could affect the long-term stability of the site. Surface water flooding can also happen during heavy rainfall, particularly where drainage is limited or peat soils become saturated.

• Damp and condensation problems
• Roof deterioration and weather damage
• Structural movement and settlement
• Outdated electrical systems
• Timber defects and rot
• Coastal erosion risks

To carry out an accurate survey, we need to understand how Shetland properties were built, and our team brings that knowledge to every inspection. In the ZE2 area, traditional homes usually have solid stone walls made from local Shetland granite or flagstone, while external walls are often finished with harl, a wet-rendered finish that helps resist weather and still lets the structure breathe. These walls can last well, but only with proper upkeep, otherwise moisture ingress and later damp issues can follow.

Timber-frame construction is now common in Shetland, and it suits the climate well because of its insulation properties, though it does need careful ventilation and moisture control. Many post-1980s homes in the area use timber-frame methods, with finishes such as render, timber cladding or composite panels. Our surveyors assess each type on its own merits, spotting issues such as timber decay where ventilation is poor or render cracking where thermal movement has taken its toll.

Roof construction varies quite a bit across ZE2, depending on whether the property is traditional or more modern. Older homes may have slate roofs, concrete tiles, or in some cases corrugated iron sheets, which were once common in the islands. Many traditional roofs were built with very low pitches to shed the heavy rainfall Shetland gets. We inspect roof slopes, ridges, valleys and flashings closely, with particular care given to leadwork and the roofspace timbers.

Foundations in Shetland deserve close attention during our survey. A property on shallow foundations over rocky ground may behave very differently from one with deeper foundations where the soil profile is more substantial. Peat deposits, which are found across parts of Shetland, can create settlement problems if they compress under load or if the water table changes. Our surveyors look for cracking or movement in external walls and assess the ground conditions that can be seen around the property.

• Solid stone walls with harl render
• Timber-frame modern construction
• Slate and concrete tile roofs
• Variable foundation conditions on peat soils

After surveying properties across the Shetland ZE2 area, we have seen a number of recurring issues that buyers should keep in mind. Damp is one of the most common defects, especially in older homes where original damp-proof courses may have failed or been disturbed by later alterations. Driving rain can overwhelm ageing wall construction, which leads to penetrating damp, staining, plaster deterioration and possible timber decay. Where it is suitable, our surveyors may use thermal imaging equipment to spot moisture ingress that the naked eye would miss.

Roof conditions need just as much care. High winds, heavy rainfall and salt spray from the Atlantic create punishing conditions for roof coverings and flashings. Plenty of properties in the area still have their original slate or concrete tile roofs, and many are nearing, or have passed, their expected lifespan. We inspect roof slopes, ridge tiles, valleys, flashings and chimneys for deterioration, slippage or weathering damage. Roof space timbers are checked too, especially rafters, purlins, and any strapping or fixings that may have corroded.

Older Shetland homes often need attention to electrical and plumbing systems. Properties built before the 1970s can still have dated electrical installations that fall short of current safety standards, including poor earthing, older-style fuse boards, and wiring that may have deteriorated or been altered badly. Plumbing can be similar, with outdated materials, inefficient heating systems or pipework that is prone to leaks. Our survey includes a visual review of these services, with clear recommendations for upgrades and any urgent safety concerns that should go straight to qualified electricians or plumbers.

Structural movement is not common in Shetland, but it does appear in some properties, and our surveyors are trained to spot it. Homes on variable ground, steep slopes or peat soils may suffer differential settlement, which can show up as wall cracking, sticking doors or windows, and uneven floors. We look closely at the pattern and nature of any cracking, and we distinguish minor settlement, which is common in older homes, from more serious structural problems that need a structural engineer. Significant issues are rare in the ZE2 area, though we always err on the side of caution and suggest further investigation if anything looks doubtful.