RICS Level 3 Survey in G21 Glasgow

In G21, our Level 3 Survey goes far beyond a standard condition report. We physically inspect the roof structure, including the covering, flashing and any flat roof sections, and we look for deterioration, missing tiles or signs of movement. External walls are checked for cracks, bulging or damp penetration that may point to deeper structural trouble. Windows and doors are tested for operation and condition, and we review the joinery and finishes throughout the property.

Walls, floors and ceilings are examined closely inside the property, with any cracking, damp staining or plaster damage recorded where it may hint at something more serious. Our survey covers visible plumbing and electrical systems too, and we note anything that looks outdated or non-compliant with current regulations. The heating system gets checked as well, from the boiler to the radiators and pipework, along with the condition of kitchen and bathroom fittings. In accessible basement or underfloor areas, we look for damp, rot or structural weakness that could affect the building’s overall integrity.

Older homes in G21, especially those built before 1919 and common in places like Springburn, suit this detailed approach particularly well. These traditional Glasgow tenements were built with solid walls and often use sandstone or red brick, both of which can develop their own problems over time. Our surveyors know the signs to watch for in properties like these, including settlement, mortar deterioration in the pointing and historic alterations that may have weakened the structure. We then set out what needs doing, how urgent each item is and roughly what it should cost to put right.

Load-bearing parts of the property are assessed as part of the structural review, including foundations, load-bearing walls, beams and joists. We look for movement, cracking or deformation that may point to a structural fault. In the tenement buildings found throughout G21, we pay close attention to the building’s common elements and any shared structural parts that could affect the flat. Outbuildings, garages and boundary walls that form part of the property are checked as well.

• Roof structure and covering
• External walls and pointing
• Windows and doors
• Floor structures
• Wall finishes and plasterwork
• Plumbing and electrical visible installations
• Heating system
• Damp and rot assessment
• Boundary walls and outbuildings
• Structural integrity assessment

Market figures for G21 have shifted a little in recent years, with prices currently around 6% lower than the previous year and 5% below the 2023 peak of £124,981. Even so, the area remains popular with buyers looking for a more affordable way into the Glasgow property market. Flats in G21 average around £101,993, which puts them among the more accessible options for first-time buyers in the city. That said, lower purchase prices do not make a survey less important, because repair and maintenance bills can mount quickly in older homes.

Springburn and other parts of G21 were largely built with tenement flats dating from the late 19th century through to the early 20th century, using traditional Glasgow construction methods. Many have sandstone external walls, internal lime mortar pointing, original timber sash and case windows and cast iron rainwater goods. Those features add character and help define the area’s architectural heritage, but they also need regular care and can develop their own defects over time. Our surveyors are used to spotting the common problems in these traditional properties, from deteriorating pointing and corrosion of ironwork to settlement-related cracking.

Semi-detached and terraced homes give buyers in G21 other possibilities. These properties were often built in different periods, so their construction methods and defect patterns can vary quite a bit. Some date from the mid-20th century and use different materials and building techniques. Whichever type is being considered in G21, our Level 3 Survey gives the level of assessment needed to make a sound purchase decision and avoid nasty repair bills after moving in.

Flats make up the bulk of properties sold in G21 in recent years, which reflects the strong demand for this type of home in north Glasgow. Semi-detached and terraced houses still account for a significant share of the stock, though, and they give families and other buyers more room to spread out. Our surveyors inspect all the property types common to the area, from compact one-bedroom tenement flats to larger family homes, so the assessment remains accurate whatever is being bought.