RICS Level 2 Survey in EH2 1 Edinburgh

The RICS Level 2 Survey is specifically designed for properties in conventional construction. Our inspectors examine the visible and accessible elements of the property, assessing the overall condition and highlighting any defects that may affect value or safety. The survey includes a comprehensive inspection of the roof, walls, floors, windows, doors, and services, giving you a clear red-amber-green rating for each area checked.

Given the predominant construction in EH2 1 - typically sandstone tenements with ashlar masonry and slate roofs - our surveyors know exactly what to look for. We assess the condition of the stonework, checking for signs of weathering, erosion, or spalling that are common in Edinburgh's historic buildings. We examine roof coverings, leadwork, gutters, and downpipes, identifying any deterioration that could lead to water ingress. The survey also covers dampness assessment, timber condition, and an evaluation of any extensions or alterations that may have been carried out.

For properties in the New Town Conservation Area, which covers the entirety of EH2 1, our surveyors pay particular attention to any works that may require Listed Building Consent. We note the condition of original features such as sash-and-case windows, decorative stonework, and period fireplaces, helping you understand both the character and the maintenance responsibilities that come with owning a historic Edinburgh property. Our reports flag any elements that may need specialist attention from heritage contractors.

The underlying geology of EH2 1 plays a significant role in property condition. Our inspectors are aware that many properties sit on boulder clay deposits, which can experience shrink-swell movement with moisture changes, while others are built on solid Carboniferous bedrock that provides more stable foundations. We note any signs of movement or settlement that might relate to these ground conditions, particularly in properties near the valley floor areas where deeper superficial deposits are more common.

• Structural assessment
• Damp and timber inspection
• Roof and chimney condition
• Electrical and plumbing overview
• Energy efficiency commentary
• Legal considerations summary
• Conservation area advice

Understanding how EH2 1 properties were built helps explain their common issues. The New Town development, begun in the late 18th century, introduced Edinburgh's distinctive Georgian architecture to the world. Most residential properties in EH2 1 are sandstone tenements constructed with solid load-bearing walls, typically 600-900mm thick, built using lime mortar rather than modern cement. This traditional construction method allows moisture to escape but also means these buildings require ongoing maintenance with appropriate materials.

The roofs of EH2 1 properties are predominantly slate, imported from Wales or Scotland, laid on timber sarking boards supported by traditional cut timber rafters. Many properties feature mansard roofs with habitable rooms in the roof space, adding complexity to inspections. Lead valley gutters, chimneys with traditional clay pots, and decorative stone finials are common features that require careful assessment. Our surveyors examine these elements methodically, knowing that leadwork in particular becomes brittle with age and can develop cracks that allow water penetration.

Windows in EH2 1 properties are predominantly the original timber sash-and-case design, a hallmark of Georgian architecture. These windows feature weights and pulleys that allow the sashes to slide vertically. Over time, the cords can break, the timber can rot at the bottom rails, and the glazing putty can fail. Many have been upgraded to double glazing, but our surveyors check whether this was done with appropriate consent, particularly in listed buildings where original windows are a protected feature.

The foundations of EH2 1 properties vary depending on the underlying ground conditions. Properties on George Street and Princes Street may sit on solid bedrock, while those in lower-lying areas near St Andrew Square could be built on deeper glacial deposits. Our inspectors look for signs of differential settlement, crack patterns in the stonework, and door/window operation that might indicate foundation movement. While major subsidence is uncommon in this area, localized issues can occur where drainage is inadequate or where historic cellars have been dug into variable ground.

• Solid sandstone walls (600-900mm thick)
• Lime mortar pointing
• Slate roofing with lead valleys
• Timber sash-and-case windows
• Traditional cut timber roof structures
• Cellar spaces (common in lower floors)

Edinburgh's historic city centre properties, particularly those in EH2 1, have distinctive construction characteristics that give rise to specific defect patterns. Understanding these issues helps you anticipate potential problems and negotiate appropriately with sellers. Our surveyors are experienced in identifying the tell-tale signs of common defects in sandstone tenements and Georgian/Victorian buildings.

Dampness represents the most frequently identified issue in EH2 1 properties. Rising damp affects many buildings constructed before the 1930s, as they lack modern damp-proof courses. Penetrating damp often occurs through porous sandstone or defective lime mortar pointing, particularly after Edinburgh's wet winters. Condensation problems are common in flats with inadequate ventilation, especially where original windows have been sealed or extractor fans are missing. Our inspectors use moisture meters and thermal imaging where appropriate to assess the extent and cause of any dampness detected.

Roof defects are another major category of findings in this area. Slate roofs, while durable, deteriorate over time, with slipped or broken slates, failed leadwork around chimneys and valleys, and blocked gutters being common issues. The historic lead flashing on many EH2 1 properties can become brittle and crack, allowing water penetration. Timber decay in roof structures, including both wet and dry rot, often accompanies prolonged roof defects or inadequate ventilation. Our surveyors access roof areas where safe and practical, examining the condition of slates, ridge tiles, and leadwork.

Stone decay requires particular attention in EH2 1, where sandstone facades dominate the architectural character. The local grey and blonde sandstones used in New Town construction can suffer from erosion, spalling, and crumbling, particularly where water has penetrated and frozen. Repointing with inappropriate cementitious mortars rather than traditional lime mortar can accelerate stone decay by trapping moisture within the wall structure. Our surveyors photograph and assess areas of concern, noting their extent and suggesting appropriate repair approaches.

Electrical and plumbing systems in EH2 1 properties often date from the original construction or early 20th-century upgrades. Old rubber-insulated wiring, cast iron soil pipes, and galvanised water tanks are commonly encountered. These systems may still function but often fall well below current safety standards. Our survey provides a visual overview of these services, flagging any obvious concerns that warrant further investigation by qualified electricians or plumbers before completion.

• Rising and penetrating damp
• Slate roof deterioration
• Leadwork failure
• Sandstone facade decay
• Timber rot in floors and roofs
• Outdated electrical systems
• Defective sash windows
• Cellar dampness

At Homemove, we understand the unique characteristics of Edinburgh's city centre property market. Our network of RICS chartered surveyors includes specialists with extensive experience inspecting historic buildings in the New Town and surrounding areas. We know the local construction methods, the common defect patterns, and the specific considerations that apply to conservation area and listed properties. Our team includes surveyors who have worked on properties across George Street, Queen Street, and St Andrew Square.

When you book a Level 2 Survey with us, you're not just getting a standard report. Our inspectors take the time to understand your property's context, explaining their findings in clear, jargon-free language. We know that buying in EH2 1 often involves significant investment, and our detailed reports help you proceed with confidence, knowing exactly what you're purchasing and what maintenance to anticipate. We tailor our reports to highlight issues specific to Edinburgh's historic sandstone construction.

Our online booking system makes scheduling your survey straightforward, with flexible appointment times available across Edinburgh. We deliver your completed report typically within 3-5 working days, and our customer service team is on hand to answer any questions about your findings. With Homemove, you're getting expert local knowledge combined with the assurance of RICS regulation and standards. Our surveyors are familiar with the quirks of tenement ownership and the shared maintenance responsibilities that come with city centre living.

Edinburgh's property market continues to attract buyers seeking city centre living, with strong demand from professionals working in the financial services, retail, and public sectors that dominate EH2 1. a first-time buyer purchasing a one-bedroom flat on Frederick Street or an investor buying a period property near Princes Street Gardens, our surveys give you the confidence to proceed with your purchase. We're proud to help buyers across Edinburgh make informed decisions about one of the most significant purchases they'll ever make.

• RICS chartered surveyors
• Edinburgh specialists
• 3-5 day report turnaround
• Clear, detailed reports
• Competitive local pricing
• Easy online booking
• Experience with listed buildings