RICS Level 2 Survey in EH14

EH14 sits in Edinburgh's southwestern corridor, spanning roughly ten miles from the city's Longstone neighbourhood to the market town of Balerno at the foot of the Pentland Hills. The housing stock is exceptionally varied. Colinton and Juniper Green contain substantial numbers of sandstone terraces and Victorian villas built between 1880 and 1920. Longstone and Baberton include large swathes of post-war council and private housing from the 1950s and 1960s, and the outer edges of the district around Currie and Balerno contain a growing number of modern developments built from the 1990s onwards.

That variety is part of what makes a survey so valuable here. Traditional Edinburgh stone properties can be prone to damp penetration at parapet walls, chimney stacks and around window reveals. Mortar joints in sandstone construction deteriorate over time, allowing water ingress that may not be visible without a thorough inspection. Our assessors know where to look and what to look for in this type of construction.

Mid-century properties in Longstone and Baberton can present different challenges, including issues with flat-roof extensions, cavity-wall tie deterioration and outdated electrical installations that pre-date modern safety standards. A RICS Level 2 survey will flag these concerns clearly, so you can factor potential repair costs into your purchasing decision or renegotiate on price before contracts are exchanged.

The British Geological Survey has its Edinburgh office at EH14 4AP and provides nationwide data on natural ground subsidence risk. EH14 includes areas near the Water of Leith and the Braid Burn, and properties in low-lying positions near watercourses may carry a higher risk of both flood and ground movement. Our surveyors are trained to identify signs of past or ongoing movement and will recommend specialist investigation where appropriate.

A RICS Level 2 survey costs around £455 on average across the UK, with fees typically ranging from £400 to £1,000 depending on property size, value and complexity. For properties valued above £500,000 - which includes many detached homes in Colinton, Juniper Green and Currie, where the average detached price is £598,902 - the average survey cost rises to around £586.

For flats in EH14, where the average sold price is £238,269, you should typically expect a Level 2 survey to cost towards the lower end of the range. Purpose-built flats and converted tenements with shared roofs, common stairwells and unknown maintenance histories present a different but equally important set of risks. All accessible areas are inspected, with shared elements commented on where visible.

If you require a formal valuation alongside the survey - for mortgage purposes or estate planning - a Level 2 survey with valuation typically starts from around £500. The combined report saves you the cost and inconvenience of commissioning two separate reports and gives you a single document covering both condition and value.

The cost of a survey is small relative to the purchase price of a property in EH14. With average prices at £344,378, paying £400 to £600 for a professional inspection that could reveal thousands of pounds of hidden defects - or give you confidence that the property is sound - represents strong value. Many buyers use survey findings to negotiate a price reduction that comfortably covers the survey fee several times over.

EH14 has seen a number of new build schemes in recent years. Redhall House in Craiglockhart has been converted to provide four-bedroom apartments, while new-build properties in Moat Place, Craiglockhart Dell Road and Whitelea Road in Balerno have been listed at prices between £320,000 and £565,000. The outer parts of the EH14 district, particularly around Balerno and Currie, continue to attract suburban development given their proximity to the Pentland Hills and good road links into the city centre.

New build properties are typically sold with a developer's warranty - most commonly the NHBC Buildmark warranty, which runs for ten years. However, the first two years of this warranty are a defects liability period during which the developer is responsible for fixing any building defects. After year two, the warranty covers only major structural defects. Many buyers assume that a new build does not need a survey - but snagging inspections and RICS Level 2 surveys can both uncover issues that developers' warranties do not cover, including drainage problems, landscaping defects and substandard finishes.

For new builds approaching the end of their developer warranty period (typically years one to two), commissioning a RICS Level 2 survey is a useful step to identify any latent defects before the developer's liability expires. We carry out surveys on new build properties throughout EH14 and are experienced in inspecting modern construction methods.

The British Geological Survey, headquartered at Murchison House in EH14, provides data on natural ground subsidence risk for every property in Britain. Subsidence risk is assessed using six datasets and rated as negligible to very low, low, or moderate to high. In EH14, properties in low-lying positions near the Water of Leith corridor and the Braid Burn tributaries face a higher risk of both flooding and associated ground movement.

Ground conditions vary significantly across the EH14 district. Properties on the slopes towards the Pentland Hills sit on different geology to those in the Longstone and Baberton flatlands. Our Level 2 surveys note any visible evidence of structural movement such as cracking patterns, sticking doors or out-of-plumb walls, and will recommend specialist structural investigation where signs of movement are found.

Large trees close to older properties in EH14 - particularly the mature garden trees common in the larger villa plots in Colinton and Juniper Green - can affect ground moisture content and contribute to subsidence. Our assessors note the presence and species of trees near buildings and flag proximity to foundations where the risk of root damage or moisture extraction is considered material.

Our surveys also note the results of publicly available flood risk screening. Properties within the floodplain of the Water of Leith - which has a history of flooding events in Edinburgh - should be aware of flood risk. Your survey report will flag any concerns and recommend that you obtain a detailed flood risk assessment from the Scottish Environment Protection Agency (SEPA) if relevant.