RICS Level 3 Building Survey in Orkney Islands

Our RICS Level 3 Survey goes well beyond a basic condition report. We carry out a close inspection of every accessible part of the property, from walls, floors and ceilings through to the roof. Our inspectors check structural integrity, look at load-bearing elements, and note any signs of movement, subsidence or weakness that could affect stability. Where access allows, we also use calibrated moisture meters, laser levels and endoscopic cameras, so the findings are measured rather than purely visual.

We look at the fabric of the building from foundation to roof covering. Roofing materials, chimneys, parapets and rainwater goods are all checked with Orkney’s exposed weather in mind. External joinery, including windows, doors and fascias, is reviewed alongside internal finishes such as plasterwork, door frames and staircases. Any dampness, rot or pest activity is recorded, with recommendations for remedial action. Timber decay in roof voids is something we particularly watch for, especially in older properties where ventilation may be poor.

What really sets the RICS Level 3 Survey apart is the way we approach Orkney’s building types. Many homes here are built from local stone, especially the distinctive flagstone that defines traditional Orkney buildings. We know how these materials behave in the local climate, and we can spot issues linked to older stone-built properties, such as weathering, mortar breakdown and salt corrosion from coastal exposure. Harled, or rendered, walls are also checked carefully for cracking, delamination and water ingress, even where the damage is hard to see from ground level.

We also examine outbuildings, garages and boundary walls, which matter a great deal in rural Orkney, where traditional farm buildings and dry-stone walls are common. A professional valuation and insurance reinstatement figure is included, which is important for mortgage purposes and for checking that cover is adequate. Each element inspected is given a clear condition rating, from the foundations right through to the rain water goods, so maintenance can be prioritised and budgets planned with a bit more certainty.

• Full structural assessment
• Detailed damp and timber inspection
• Roof and chimney analysis
• Electrical and plumbing visibility checks
• Boundary and outbuilding evaluation
• Professional valuation and insurance reinstatement figure

After surveying hundreds of properties across the Orkney Islands, we have built up detailed knowledge of the defects that show up again and again. The exposed Atlantic position leaves homes facing constant wind and rain, which speeds up deterioration in roofing materials, pointing, render and external joinery. On older houses, especially those on elevated sites along the A961 and A960 roads, we often see slipped or missing slate tiles. Mortar joints between stonework are frequently weathered as well, and repointing is often needed to stop water working into the wall fabric.

Dampness is one of the most common issues we find in Orkney properties. Many traditional stone-built homes were put up without modern damp-proof courses, and the thick walls that give them character can also hold moisture. We carry out damp testing with calibrated moisture meters and look at both the spread and the cause of any dampness. Penetrating damp from driving rain is often seen in homes exposed to westerly weather systems, while rising damp can affect ground-floor rooms where damp-proofing is lacking. Knowing whether the problem is historic or active matters when planning repair costs.

Because so many Orkney properties sit close to the coast, salt corrosion is another issue our survey looks at closely. Metal parts such as structural fixings, window furniture, rainwater goods and even structural ties can deteriorate faster in salt-laden air. We inspect these components carefully, noting corrosion that may weaken fittings or point to moisture penetration. It matters even more in places like Stromness, where the waterfront setting increases salt spray, and on the outer islands, where maritime exposure can be stronger still.

We regularly come across timber defects, including both wet and dry rot, in Orkney surveys. The damp climate, especially through the long winter months, can push moisture levels up in timber elements. All visible and accessible timber is inspected, including floor joists, roof trusses, window frames and door frames, for fungal growth or insect damage. Older stone buildings that have been upgraded with modern windows but not enough ventilation are often at higher risk of condensation-related timber decay.

The Orkney Islands bring a set of property challenges that our RICS Level 3 Survey deals with in detail. Because the islands sit out in the Atlantic, homes are exposed to relentless wind and rain, which can wear down roofing materials, pointing, render and external joinery much faster. Our surveyors know how to spot the early signs of weather damage that less experienced observers, or even people looking at more sheltered mainland properties, might miss. We also understand how prevailing south-westerly winds hit western-facing slopes and coastal sites hardest.

Many traditional Orkney houses are built from local stone, often with thick walls and no modern damp-proof courses. That kind of construction is durable, but it can still suffer from rising damp and penetrating damp, especially where external rendering has failed or where driving rain comes in from the Atlantic. Our survey includes damp testing with calibrated moisture meters, checking both the spread and cause of any dampness found. We also look at any existing damp-proof course, which may be absent or damaged in buildings erected before modern regulations came in.

Orkney’s geology, shaped mainly by Devonian Old Red Sandstone, has a bearing on how buildings behave structurally. The islands generally have a lower risk of clay shrink-swell subsidence than places with heavy clay deposits, but local ground conditions can still affect foundations. We check the condition of foundations and look for movement or settlement that may point to ground instability. Properties on steep slopes, which are common in places like the hills above Kirkwall or along the coastline, need particular attention to foundation provision.

Flood risk is another factor for property buyers in the Orkney Islands, because of the island setting and exposure to Atlantic storms. Major river flooding is less common, as the watercourses are small, but coastal flooding and surface water flooding can affect low-lying areas, especially close to sea level or where drainage capacity is limited. We assess the property’s vulnerability to flooding and give advice on any flood resilience measures that may help. For the exact location, we recommend checking SEPA (Scottish Environment Protection Agency) maps.

• Coastal salt corrosion assessment
• Weather exposure damage evaluation
• Traditional stone construction inspection
• Damp-proof course adequacy checks
• Roof condition in exposed locations
• Ventilation and condensation analysis

Orkney’s long historical and archaeological heritage means there are many listed buildings and conservation areas across the islands. Properties in Kirkwall’s conservation area, which includes the historic core around the cathedral and the old town, and in Stromness conservation area, come with particular considerations that our RICS Level 3 Survey deals with fully. If the property is listed, the survey gives important information about its condition and any maintenance needs that could affect future plans.

We look closely at traditional features that are part of Orkney’s architectural character, including original stonework, traditional windows and historic roof coverings. Our surveyors understand the materials and building methods used in traditional Orkney buildings, from the harled walls seen throughout the islands to slate and flagstone roofing. Where original features have been altered or replaced, we can identify that and explain the implications for character and for any future renovation plans that might need listed building consent.

Properties in conservation areas can also be subject to extra planning controls over changes to the exterior of the building. Our survey report notes any visible alterations that may have been carried out without the right consent, which could affect what you are able to do later on. We also give practical advice on maintenance methods that keep the character of traditional buildings intact while dealing with the defects found during the survey.