RICS Level 2 Survey in Craigmillar

Our RICS Level 2 surveys provide a comprehensive visual inspection of all accessible areas of a property. In Craigmillar's diverse housing stock, this means we examine everything from the condition of traditional sandstone walls found in older properties to the modern timber-frame construction used in newer developments. Our inspectors assess the roof structure, external walls, windows, doors, plumbing, electrical systems, and internal fixtures, providing you with a clear picture of the property's current condition. We also check boundaries, outbuildings, and the general grounds surrounding the property.

Given Craigmillar's geological characteristics, our surveyors pay particular attention to signs of subsidence or movement. The underlying sedimentary rock formations and glacial till deposits in the area can create shrink-swell risks, particularly during Edinburgh's wet winters and drier summer months. We specifically look for cracking patterns, door and window binding, and uneven floors that might indicate foundation movement. Any concerns are clearly flagged in our reports with appropriate recommendations for further investigation or monitoring. Properties with nearby trees require especially careful assessment as tree roots can exacerbate clay-related movement.

The survey also includes a thorough assessment of damp and timber defects, which are particularly relevant to Craigmillar's older housing stock. Many properties built before the 1980s lack modern damp-proof courses, and our inspectors use professional moisture meters to identify rising damp, penetrating damp, and condensation issues. We examine timber elements for signs of rot, woodworm, and fungal decay, which can compromise structural integrity if left untreated. In properties with cellars or basements, which can be found in some of the older terraced housing, we pay extra attention to potential water ingress and ventilation issues.

Our Level 2 surveys also include an energy efficiency overview, helping buyers understand the property's current thermal performance. While this is not a full EPC assessment, we can identify obvious areas where heat loss may be occurring, such as single-glazed windows, missing loft insulation, or air leakage around doors and windows. This is particularly valuable in older properties where energy efficiency may be a significant concern for future running costs.

• Visual inspection of all accessible areas
• Damp and timber defect assessment
• Roof and chimney condition check
• Electrical and plumbing overview
• Boundary and outbuilding assessment
• Energy efficiency guidance
• Subsidence and movement assessment
• Thermal insulation overview

Our experience surveying properties throughout Craigmillar means we're familiar with the typical defects that affect homes in this area. In older properties dating from the pre-1919 and inter-war periods, we frequently encounter damp issues stemming from defective rainwater goods, missing or damaged pointing to sandstone elevations, and deterioration of original timber windows. The traditional solid-wall construction of these properties, while generally sound, requires regular maintenance to prevent water ingress. Many of these older properties also have single-glazed windows and outdated heating systems that will need upgrading.

Post-war properties built between 1945 and 1980 represent a significant portion of Craigmillar's housing stock. These properties often have cavity wall construction but may suffer from inadequate insulation, single-glazed windows, and aging heating systems. Our surveyors regularly identify issues with flat roof sections common on extensions and garage conversions, where membrane failure can lead to penetrating damp. We also check for signs of concrete degradation in any properties using pre-cast concrete components, particularly in balcony railings and external stairs.

Newer properties, including those at The Parsonage development and recent phases of Craigmillar Town Centre, while generally built to modern standards, still require careful inspection. We identify snagging issues, minor construction defects, and any problems arising from settlement in the first few years after construction. Our reports on new builds highlight items that should be taken up with the developer under warranty provisions. Common issues in newer properties include sealant failures around windows, minor cracking from drying shrinkage, and ventilation issues in timber-frame construction.

The geology of Craigmillar, with its glacial till deposits containing significant clay content, means that properties may be susceptible to subsidence or heave movement. This is particularly relevant for properties with trees planted close to buildings, as tree roots can draw moisture from the clay soil, causing it to shrink during dry periods. Our surveyors carefully assess external walls for cracking patterns that might indicate foundation movement, and we check internal floors for signs of subsidence or unevenness that could signal underlying ground instability.

• Damp and condensation problems
• Roof defects and missing tiles
• Timber rot and woodworm
• Outdated electrical wiring
• Drainage and guttering issues
• Window and door defects
• Subsidence and foundation movement
• Flat roof deterioration
• Structural cracking
• Settlement issues in new builds