Trusted homebuyer surveys for Edinburgh's sandstone tenements, Georgian townhouses, and Victorian villas
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Edinburgh's property market moves quickly, with average house prices reaching £355,000 and demand consistently outstripping supply. While sellers in Scotland must provide a Home Report — which includes a Level 2 survey — before marketing their property, many buyers choose to commission their own independent RICS Level 2 survey for additional assurance. The seller's surveyor acts on behalf of the seller, and an independent survey gives you a second professional opinion focused solely on your interests. With 64% of Edinburgh's housing stock consisting of tenement flats — many built from sandstone before 1919 — the condition of shared walls, communal roofs, and ageing stonework can significantly affect your purchase decision.
£355,000
Average House Price
64%
Homes That Are Flats
Mostly sandstone tenements
From £335
Level 2 Survey Cost
Edinburgh pricing
4,500+
UNESCO Heritage Buildings
Old & New Towns combined
Edinburgh's housing stock presents specific challenges that make a Level 2 survey particularly valuable. The city's tenement flats — built overwhelmingly from blonde Craigleith or red sandstone between the 1700s and early 1900s — share communal responsibilities for roofs, stairwells, and external walls. Reports from Edinburgh City Council show that falling masonry incidents have risen more than five-fold over the past decade, and the Scottish House Condition Survey found that 62% of pre-1919 homes have disrepair to critical elements. Identifying these issues before you commit to a purchase — and take on shared repair obligations — is exactly what the Level 2 survey delivers.
The RICS Level 2 survey provides a systematic visual inspection of all accessible building elements, using a traffic-light condition rating system. For Edinburgh properties, this covers stonework condition, roof integrity (including the hidden parapet and secret gutters common in tenements), window and door condition, dampness indicators, and the state of internal timber floors and plasterwork. The surveyor rates each element as green (no concern), amber (needs attention but not urgent), or red (serious defect requiring immediate action).
Scotland operates under a different legal framework for property purchases compared to England and Wales. The Tenements (Scotland) Act 2004 sets out shared maintenance responsibilities, meaning buyers of Edinburgh flats inherit legal obligations for communal repairs. Since Edinburgh Council cancelled its Statutory Notice system in 2013, flat owners must now agree among themselves to fund shared maintenance — a process that can stall badly if one owner refuses to contribute. The survey report clarifies the current state of these shared elements before you take on that responsibility.
Source: Scotland Census 2022 and City of Edinburgh Council housing data.
Buying a tenement flat in Edinburgh means inheriting shared repair obligations under the Tenements (Scotland) Act 2004. Roof replacements, stonework repairs, and communal stairwell maintenance are split between flat owners — and costs can be substantial. A full tenement roof replacement in Edinburgh typically runs between £30,000 and £60,000 shared across owners. Since the council cancelled its Statutory Notice enforcement in 2013, organising and funding these repairs has fallen entirely to owners. The survey report highlights the current condition of these shared elements so you can factor repair costs into your offer.
| Survey Type | Edinburgh | National Avg | Difference |
|---|---|---|---|
| RICS Level 2 | From £335 | From £395 | -£60 |
| RICS Level 3 | From £525 | From £619 | -£94 |
| EPC Assessment | From £55 | From £65 | -£10 |
RICS Level 2
Edinburgh
From £335
National Avg
From £395
Difference
-£60
RICS Level 3
Edinburgh
From £525
National Avg
From £619
Difference
-£94
EPC Assessment
Edinburgh
From £55
National Avg
From £65
Difference
-£10
Prices based on average 3-bed property. Edinburgh prices reflect Scottish market rates, which are typically lower than the national average.
The RICS surveyors we work with across Edinburgh have hands-on experience with the city's distinctive building stock. They know the difference between blonde Craigleith sandstone and the softer red sandstone used in areas like Marchmont and Bruntsfield, and they understand how each type weathers over time. They can assess whether cement-based repointing — a common but damaging repair method — has trapped moisture inside stone walls, accelerating decay from within. Their local knowledge extends to Edinburgh-specific construction details like the Scottish baronial turrets on Victorian tenements and the characteristic stair-tower arrangements of Old Town buildings.
Enter the property details — address, type, approximate age, and number of bedrooms. You'll receive a price straight away. If the property is suitable for a Level 2 survey, you can book and pay online. We contact the seller or their solicitor within 24 hours to arrange access to the property.
A local RICS surveyor visits the property. For a typical Edinburgh tenement flat, expect the inspection to take 2 to 3 hours. Larger properties — such as detached villas in Morningside or Victorian terraces in Stockbridge — may take 3 to 4 hours. The surveyor examines all accessible areas including communal elements visible from the property.
The written report arrives within 2 to 6 working days. It uses the standard RICS traffic-light condition rating system, covering every inspected element with clear repair recommendations. Our bookings team can walk you through the findings and help arrange follow-up specialist inspections — such as a full structural survey or damp investigation — if the report flags areas of concern.
In Scotland, sellers must provide a Home Report before marketing — and this includes a Level 2 survey, valuation, and EPC. However, the seller commissions and pays for this report, and their surveyor acts in the seller's interest. If you are making a significant financial commitment on an older Edinburgh property, commissioning your own independent Level 2 survey gives you a second opinion from a surveyor working solely for you. This is particularly worthwhile for pre-1919 tenement flats where stonework decay, hidden gutter defects, and shared roof issues may not receive full emphasis in the seller's report.
Edinburgh's built environment spans several distinct architectural periods, each presenting different survey considerations. The medieval Old Town, clustered along the Royal Mile between the Castle and Holyrood, contains some of Scotland's oldest residential buildings — with structures dating back to the 16th and 17th centuries, some originally built up to 15 storeys high. The Georgian New Town, developed from the 1760s onward, introduced the classical proportions and ordered streetscapes that earned Edinburgh its UNESCO World Heritage status in 1995. Victorian expansion brought the characteristic tenement neighbourhoods of Marchmont, Bruntsfield, and Morningside, built in distinctive pink and blonde sandstone with Scottish baronial flourishes like corner turrets and crow-stepped gables.
Each era brings specific concerns for a Level 2 survey. Georgian properties in the New Town often have solid stone walls over 60cm thick, original lime plaster, and timber upper floors that have been in place for over 250 years. Victorian tenements across Marchmont and Bruntsfield rely on shared parapet gutters that sit behind the stone facade — invisible from street level but capable of causing severe water damage when they fail. Post-war housing in areas like Pilton and Muirhouse introduced concrete panel construction and flat roofs with different defect profiles. Edinburgh sits on volcanic bedrock — the famous basalt and dolerite of Arthur's Seat and Castle Rock — which means foundation movement is less common than in clay-soil cities, but localised issues around the alluvial deposits of the Water of Leith corridor do occur. Having a surveyor who understands Edinburgh's specific construction types — and their known weaknesses — makes a real difference to the quality of your report.
Explore our full range of property services available in Edinburgh
From £525
Full structural survey for Edinburgh's older and more complex properties — ideal for pre-1919 tenements and listed buildings.
From £490
Detailed building survey covering structural elements, defects, and repair guidance for Edinburgh properties.
From £55
Energy Performance Certificate for Edinburgh landlords and sellers — required by Scottish law before marketing.
From £170
RICS valuation for Help-to-Buy equity loan repayment on Edinburgh properties.
With Edinburgh's average property price at £355,000, a Level 2 survey starting from £335 represents less than 0.1% of your purchase price. That small outlay can reveal defects that would cost thousands to repair. Sandstone facade repairs on an Edinburgh tenement typically cost £8,000 to £15,000 per flat's share. A failing communal roof can leave each owner facing bills of £5,000 to £12,000. Dampness caused by blocked parapet gutters — one of the most common defects in Edinburgh tenements — can cause plaster damage, timber rot, and mould growth that costs upward of £3,000 to remedy. Your survey report gives you the evidence to renegotiate the purchase price or budget for repairs before they escalate.
Without a survey, you rely solely on a visual walk-through and the seller's Home Report. While the Home Report is useful, it was commissioned by the seller — not by you. An independent Level 2 survey performed on your behalf can catch issues the seller's surveyor may have underplayed or missed entirely. For properties in Edinburgh's competitive market, where offers often go above the asking price, having a clear picture of the building's condition helps you decide how much the property is truly worth to you.
Edinburgh Level 2 surveys start from around £335 for a standard 2-bed tenement flat. Prices increase with property value and size — expect £450 to £700 for larger properties such as detached villas in Morningside or period townhouses in the New Town. Edinburgh pricing is typically lower than the national average of £395, reflecting Scottish market rates. The cost depends on the property's value bracket, number of bedrooms, and construction type.
The Home Report is a legal requirement for Scottish sellers and includes a Level 2 survey, valuation, and EPC. However, it is commissioned and paid for by the seller, and the surveyor acts on the seller's behalf. Many Edinburgh buyers — particularly those purchasing older tenement flats or properties in the UNESCO World Heritage area — choose to commission their own independent Level 2 survey for a second opinion. This is especially valuable when the Home Report is several months old or when you want a surveyor focused solely on protecting your interests.
For a typical Edinburgh tenement flat with two or three bedrooms, the on-site inspection takes between 2 and 3 hours. Larger properties — such as Victorian terraces in Stockbridge or detached houses in Corstorphine — may require 3 to 4 hours. The written report follows within 2 to 6 working days. The surveyor inspects all accessible areas of the property, including any visible communal elements that affect the flat's condition.
Edinburgh's tenements are predominantly built from sandstone — either blonde Craigleith stone or the softer red and pink varieties used in Marchmont and Bruntsfield. Your surveyor will check for stone erosion, surface flaking, cracking around window openings, and damage caused by inappropriate cement-based repointing. Cement mortar traps moisture inside sandstone, causing it to decay from within — a widespread problem across Edinburgh's Victorian housing stock. The report will flag any visible stonework deterioration and recommend specialist assessment where needed.
Yes. Dampness is one of the most common defects in Edinburgh's older housing stock. Most pre-1919 tenements were built with solid stone walls and no damp-proof course, making them vulnerable to rising and penetrating damp. The surveyor uses a moisture meter to check walls, floors, and around windows for elevated moisture readings. Edinburgh's hidden parapet gutters — which sit behind the stone facade and are invisible from street level — are a frequent source of water ingress. The report will note any damp readings and recommend further investigation or specialist treatment as appropriate.
A Level 2 survey suits most Edinburgh tenement flats that are in generally reasonable condition and haven't undergone major structural alterations. It covers all visible defects and uses the standard traffic-light rating system. If the property is pre-1800, has undergone significant conversion work, shows visible signs of structural movement, or is a listed building where restrictions apply to repairs, a Level 3 survey provides a deeper investigation. Your surveyor can advise during or after the Level 2 inspection if they believe an upgrade to Level 3 would be beneficial.
Properties along the Water of Leith corridor — from Balerno through Stockbridge to Leith — sit within identified flood risk zones mapped by SEPA (the Scottish Environment Protection Agency). The April 2000 flood event caused significant damage along this route, and despite the £43 million flood prevention scheme completed afterward, residual risk remains. Edinburgh also faces coastal flooding risk along the Firth of Forth shoreline at Leith, Granton, and Cramond. The survey will note any visible evidence of past flooding or water damage, and the surveyor can advise on checking SEPA flood maps for the specific property location.
The Old and New Towns of Edinburgh were designated a UNESCO World Heritage Site in 1995, covering approximately 4.5 square kilometres and around 4,500 individual buildings. Within this area, around 1,700 buildings carry listed status (Category A, B, or C), which imposes strict controls on alterations, repairs, and even the materials you can use. The survey report will note the listed status and any conservation area restrictions that could affect future renovation plans or repair methods. This is particularly relevant because listed building repairs often require like-for-like materials — traditional lime mortar rather than cement, natural slate rather than synthetic — which increases repair costs significantly compared to standard properties.
Most surveyors take 1–2 days to quote.
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