RICS Level 2 Survey in EH12 7 Corstorphine

A RICS Level 2 Survey, formerly known as a HomeBuyer Report, provides a comprehensive assessment of a property's condition without the extensive detail of a full structural survey. Our inspectors examine all accessible areas of the property, including the roof space where safe and accessible, walls, floors, windows, doors, and permanent fixtures. We assess the condition of each element and flag any defects that require attention, from minor maintenance issues to significant structural concerns.

In EH12 7, where properties range from traditional sandstone tenements to modern detached homes, our surveyors are familiar with the common issues affecting each property type. We check for damp penetration, which is particularly prevalent in older stone-built properties, roof condition including slate and tile deterioration, timber defects such as rot and woodworm, and the condition of electrical and plumbing installations. The report includes clear traffic light ratings showing the condition of each element, making it easy to understand which issues need immediate attention versus those that can be monitored over time.

For properties in the Corstorphine Conservation Area, which falls within EH12 7, we provide additional guidance on any planning or listed building considerations that may affect the property. Our surveyors understand the unique characteristics of traditional Edinburgh construction, including sandstone facades, traditional lime mortar pointing, and period features that require specialist knowledge to assess properly. We can identify where original features have been altered and flag any potential compliance issues with planning regulations.

The geology of EH12 7 also plays a role in property condition. The area sits on a mixture of glacial till and alluvial deposits, with underlying sandstone bedrock. Properties in areas with higher clay content may be more susceptible to ground movement, which can manifest as cracking or subsidence. Our inspectors are trained to recognise the signs of such movement and will recommend further investigation if significant concerns are identified. Additionally, properties near the Water of Leith, which flows through nearby areas, may have specific flood risk considerations that we assess during our inspection.

• Visual condition rating for all major elements
• Identification of urgent defects requiring attention
• Assessment of damp and timber defects
• Roof, chimney, and gutter inspection
• Evaluation of windows, doors, and joinery
• Checking of built-in appliances (where visible)
• Flood risk assessment for properties near watercourses
• Conservation area and listed building guidance

Our experience surveying properties throughout Corstorphine and the broader EH12 7 area has identified several recurring issues that buyers should be aware of. Traditional sandstone and ashlar stone construction, while historically robust, can suffer from penetrating damp if pointing deteriorates or if rainwater goods become defective. The sandstone facades common in Corstorphine require regular maintenance, and our surveyors frequently identify pointing defects, spalling stonework, and signs of damp penetration in older properties. In properties built before modern damp-proof courses were standard, rising damp can also be a significant issue that requires specialist treatment.

Roof condition is another significant area of concern, particularly for properties with original slate or tile coverings. Many homes in EH12 7 have roofs that are over 50 years old, and while regular maintenance can extend their lifespan, we often find defective flashings, blocked gutters, and deteriorating ridge tiles. Chimney stacks on period properties also require careful inspection, as these are common sources of water penetration. The Edinburgh climate, with its frequent rainfall and frost cycles, accelerates the deterioration of roof coverings and pointing, making regular inspection essential for property owners.

Timber defects represent another common finding in the area, with wet rot and dry rot affecting floor joists, roof timbers, and external joinery. Properties built before modern building regulations often have timber that was not treated with contemporary preservatives, making them vulnerable to fungal attack. Additionally, outdated electrical installations and plumbing systems are frequently identified in properties that have not been modernised, with many pre-1980s properties requiring electrical rewiring and plumbing upgrades. These issues can represent significant additional investment for buyers, making the survey report invaluable for budget planning.

Ground conditions in parts of EH12 7 can also present challenges. The glacial till and clay deposits found in some areas of Edinburgh can cause shrink-swell movement, particularly during periods of extreme weather or where trees are located near foundations. While significant subsidence is not widespread in this postcode, our surveyors are trained to identify signs of settlement or movement, such as cracking patterns, sticking doors and windows, and uneven floors. Where concerns are identified, we recommend further investigation by a structural engineer.