RICS Level 2 HomeBuyer Survey in EH14 6

Our RICS Level 2 HomeBuyer Survey is designed to give you a thorough understanding of the property you are purchasing without the extensive detail of a full building survey. The inspection covers all accessible parts of the property, including the roof, walls, floors, windows, doors, and fixed installations such as bathrooms and kitchens. Our chartered surveyors will assess the overall condition of the building fabric, identify any defects or potential problems, and provide a clear traffic light rating system that highlights issues requiring immediate attention versus those that may require future maintenance.

In the EH14 6 area, where many properties date from the Victorian and Edwardian periods, our surveyors pay particular attention to common problems found in older sandstone construction. This includes checking for rising damp, which is prevalent in properties built before 1875 that may lack a damp-proof course, assessing the condition of traditional slate roofs that are often over a century old, and inspecting for signs of structural movement or subsidence that can affect terraced properties in areas like Currie and Juniper Green. We also examine the condition of any flat roof extensions, which are common in this area and frequently develop leaks over time.

The survey report includes a detailed analysis of the property's construction and materials, an assessment of any urgent defects that need immediate remediation, and recommendations for further investigations where necessary. For properties in conservation areas such as Juniper Green or Currie, we ensure our surveyors note any specific considerations related to the property's protected status and advise on how this may affect future maintenance and alterations. With properties in EH14 6 ranging in value from flats around £238,000 to detached homes approaching £600,000, our survey provides the information you need to protect your substantial investment.

Our surveyors use their detailed knowledge of Edinburgh's housing stock to identify issues that might be missed by less experienced inspectors. We understand how the local climate - with its frequent rainfall and cold winters - affects buildings differently than in other parts of the UK. This local insight forms a crucial part of our assessment, helping you understand not just what is wrong with the property, but why certain issues have developed and what they might cost to put right.

• Roof structure and covering
• Wall construction and condition
• Damp and timber decay assessment
• Windows, doors, and joinery
• Plumbing and electrical visible fixtures
• Flats and maisonettes (all sections apply)

Properties in the EH14 6 postcode area present several typical defects that our RICS Level 2 surveyors are trained to identify. Damp and mould issues are particularly prevalent in this area, affecting many older properties constructed from traditional sandstone. The cold, damp Scottish climate, combined with the age of much of the housing stock, creates ideal conditions for penetrating damp and condensation. Our surveyors check for signs of damp penetration through walls and roofs, assess the effectiveness of any existing damp-proof courses, and identify ventilation issues that may be contributing to condensation problems.

Roof condition is another significant concern in EH14 6. Traditional Scottish slate roofs, commonly found on Victorian and Edwardian properties in Currie and Juniper Green, are often over 100 years old and suffer from slipped or broken slates, corroding fixings, and blocked high-level gutters. These defects can lead to water ingress, dampness, and structural deterioration if not addressed. Our surveyors also inspect flat roofs over bay windows and extensions, which are particularly vulnerable to leaks in this area. Given the historical flooding incidents near the Water of Leith and its tributaries, including the Murray Burn, we pay special attention to any signs of previous water damage or flood risk.

Electrical safety is a major consideration in older properties throughout EH14 6. Many homes still contain outdated wiring systems with lead, rubber, or fabric-insulated cables that pose a significant fire risk. Our surveyors note the condition of visible electrical installations and recommend that a qualified electrician conducts a fuller inspection of the fixed wiring. We also check for the presence of Residual Current Device protection, which is often missing in older installations. Additionally, we assess timber decay issues, including dry rot and wet rot, which commonly affect wooden elements in older properties, particularly in areas with poor ventilation or previous damp problems.

Structural movement and subsidence are particular concerns in the EH14 6 area, where properties may be affected by shrink-swell behaviour in clay-rich soils or legacy mining activity. Our surveyors look for characteristic signs including diagonal cracks (wider at the top) around door and window frames, misaligned windows and doors that no longer close properly, and distinctive patterns in wallpaper that can indicate underlying structural issues. Properties in the Curriehill area and those with mature trees nearby require especially careful assessment.

• Rising and penetrating damp
• Slate roof defects and leaks
• Structural movement and subsidence
• Outdated electrical installations
• Timber decay (dry and wet rot)
• Poor ventilation and condensation

The EH14 6 area has a documented history of flooding that prospective buyers should be aware of. Historical records show repeated flooding incidents at the Curriehill railway level crossing and adjacent properties, with significant events occurring in November 2018, March 2019, October 2021, and January 2022. Properties in the Cherry Tree Park area near Cherry Tree Crescent have also experienced surface water flooding, particularly during heavy rainfall events in June 2019 and August 2020. The Water of Leith flows through the area, originating in the Pentland Hills, and its tributaries can pose a flood risk during periods of intense rainfall.

Ground conditions in the EH14 6 area also warrant attention during the survey process. The geology of this part of Edinburgh includes a mix of sedimentary and igneous rocks, with the Pentland Hills to the south formed from tough volcanic materials including basalt and andesite. Lower-lying areas contain sandstone and mudstone formations. Properties in this area may be affected by shrink-swell behaviour in clay-rich soils, particularly where trees are present near foundations. Historical mining activity in the wider Edinburgh region also means that some properties may be at risk of subsidence related to old mine workings. Our surveyors are experienced in identifying the signs of these issues and will recommend further investigations where appropriate.

For properties in designated conservation areas such as Juniper Green and Currie, additional considerations apply. These areas have specific planning controls that affect what alterations owners can undertake, and many properties may be listed or subject to Article 4 directions that remove permitted development rights. Our surveyors understand these local planning constraints and will flag any relevant issues in our report. Properties in these areas often require more careful maintenance using traditional materials and methods, which can affect long-term repair costs.

The Pentland Hills, which border the EH14 6 area to the south, are formed mostly of tough igneous rock over 400 million years old. Freestone, a type of sandstone, is abundant along the south bank of the Water of Leith, particularly near Balerno, and has been historically used in many local buildings. Understanding these local geology helps our surveyors assess potential risks specific to your property's location, whether it is on the slopes of the Pentlands or in the lower-lying areas near the river valleys.

While the EH14 6 area is predominantly characterized by older housing stock, there has been significant new build activity in the surrounding area in recent years. The Curriehill development by Cruden Homes, completed in 2017, brought 48 new properties to the area including flats, terraced houses, and detached homes. Nearby developments such as Whitefield Gardens and Hawthorn Gardens in Balerno offer newer properties from national housebuilders. For buyers considering new build properties in or near EH14 6, a RICS Level 2 survey remains valuable to identify any construction defects or snagging issues that may not be apparent during a developer handover.

Newer properties, particularly those built using modern methods such as timber frames or modular construction, may present different defect profiles compared to traditional buildings. Our surveyors are experienced in assessing modern construction techniques and can identify potential issues with insulation, ventilation, and building fabric performance that are common in newer homes. Even with new builds, we recommend a thorough inspection to ensure that the property has been constructed to the expected standards and to document any issues before the warranty period expires.

Properties in newer developments like Curriehill may appear to be in excellent condition, but our surveyors know what to look for in recently constructed homes. Common issues in new builds include inadequate ventilation leading to condensation problems, poorly installed insulation, and minor defects in fixtures and fittings that the developer should rectify before completion. Documenting these issues through an independent survey gives you leverage to request corrections under the build warranty.