RICS Level 3 Building Survey in PA22

Our RICS Level 3 building survey is the most detailed inspection we offer for residential properties. A basic mortgage valuation is very different, because ours looks at the actual condition of every accessible part of the building. We examine the roof structure, coverings, chimneys and parapet walls for deterioration, missing tiles or structural movement that may point to deeper problems. Where it is safe and practical, our inspectors also go into roof spaces to check rafters, purlins and any sign of past or current leakage.

We also inspect the external walls, looking at construction, pointing and visible defects such as cracking or bulging that may hint at subsidence or structural movement. Inside, we check floors, walls, ceilings and staircases for problems such as woodworm, dry rot, dampness or poor insulation. Where they are accessible, we look over the heating, plumbing and electrical installations too, and note their condition along with any obvious safety concerns.

For properties in PA22's rural and coastal settings, we give extra attention to the issues that often affect buildings in this part of the world. Salt air can wear down external materials faster, while rural homes may bring questions around septic tanks, private water supplies or agricultural buildings. We look for coastal erosion, flood risk from nearby watercourses and any sign of previous flooding that might affect your investment.

Your RICS Level 3 survey report is set up to give you the full picture of the property's condition. It normally runs to 30-40 pages and covers every major part of the building, from the roof covering and rainwater goods right through to walls, floors and foundations. Each section sets out what we inspected, how we inspected it and what we found. We keep the language plain, so you are not left wading through technical jargon.

We use the standard RICS condition ratings for each defect, 1 (newly built or not inspected), 2 (requires repair or has minor defects), 3 (requires urgent repair or serious defects), and N (not inspected). That simple system makes it easier to see at a glance which items need attention now and which can wait for later maintenance. The report explains every rating and gives guidance on the next step, so you know what to prioritise.

The report also gives a market valuation and an insurance reinstatement cost, both of which can be useful for mortgage purposes and for checking that your building insurance cover is right. In PA22's mixed market, we base those figures on local sales data and current conditions across Argyll and Bute. It is another layer of information that can help you judge whether the asking price is fair and whether any remedial work is likely to be substantial.

Around PA22, buildings often reflect the construction methods found across rural Argyll and Bute, and many traditional homes have stood for generations. In Colintraive and Glendaruel, we often see solid stone walls made from locally sourced granite or slate, bonded with lime mortar that needs a specific approach to maintenance. That matters, because modern cement-based mortars can damage historic lime-pointed walls by trapping moisture.

Roof coverings in the area are usually natural slate, often from local quarries, together with stone tiles that are typical of the West Coast of Scotland. Those traditional materials can suffer badly in coastal weather, especially where strong winds and salt spray are part of daily life. Our inspectors know the common faults, from slipped or broken slates to failing ridge pointing and corrosion in lead or zinc flashings.

Over the years, many PA22 properties have been extended or altered to suit changing family needs, and the usual additions include garage conversions, kitchen extensions and conservatories. We check these changes carefully to see whether the proper building warrants were in place and whether the work meets current structural standards. That is especially relevant in rural settings where homes may have been adapted for modern use while still keeping traditional features that need specialist judgement.