RICS Level 2 Survey in EH20

Our RICS Level 2 Surveys in EH20 use the standardised three-band condition rating system. Every accessible element of the property is rated as 1 (no repair needed), 2 (repair or maintenance needed, not urgent), or 3 (urgent repair or specialist investigation needed before exchange). Each rating is accompanied by a clear written explanation and a recommended action. The report covers the roof, walls, floors, ceilings, windows, doors, chimneys, drainage, services, and the external grounds of the property.

For EH20's dominant housing type - the post-war terraced or semi-detached house - our inspection pays particular attention to several elements that commonly generate issues in this age and construction type. Cavity wall properties built between the 1950s and 1980s often have insulation that has degraded or was improperly installed, and where cavity wall insulation has been retro-fitted, we look for signs of bridging that can lead to penetrating damp. Flat-roofed extensions and garages - common in this era of housing - are also carefully inspected, as flat roof membranes have a finite lifespan and are a frequent source of water ingress.

The condition of the drainage system is an important inspection element in EH20. We assess all visible and accessible drainage runs, gully traps, and inspection chambers. Blocked or damaged drains can saturate adjacent ground and cause foundation movement, particularly in clay soils. Our survey includes a visual drainage inspection and recommends a specialist CCTV drain survey where there are visible indicators of drainage problems.

Services receive specific attention in EH20's older stock. Properties built in the 1950s to 1970s frequently retain original or first-replacement consumer units, wiring that is approaching or exceeding its expected service life, and heating systems that are due for replacement. Our assessors provide a visual assessment of the services installation and flag any elements where the visible condition warrants further investigation by a specialist engineer or electrician.

Every survey we carry out in EH20 is completed by a fully qualified RICS member with experience of Midlothian's suburban housing stock, including the post-war terraced and semi-detached properties that dominate the EH20 market. Our assessors understand the construction characteristics of cavity brick properties from the 1950s to 1980s, the common failure modes in concrete tile roofs and flat-roof extensions of that era, and the specific environmental context of Midlothian's clay soils and former mining ground.

We are fully independent. Our surveyors have no commercial ties to estate agents, developers, or lenders active in EH20. The report we produce is commissioned by you and written to serve your interests alone. This independence is particularly important in active markets like EH20 where demand can create pressure to move quickly - a clear independent condition report gives you the information to make a confident decision rather than a rushed one.

Our reports are written in plain English with each condition rating explained clearly. We do not rely on vague phrases when a more specific finding is available. Where elements are inaccessible - a roof space that cannot be safely entered, or floor finishes that cannot be lifted - we state this clearly and explain what further investigation would be needed to fully assess the element. Our clients value reports that are honest about their limitations as much as those that are thorough in their coverage.

After your report is issued, your surveyor is available for a follow-up call to discuss the findings in detail. We can advise on which issues are most material to your purchase decision, what remediation costs you might budget for condition 2 and 3 items, and how to approach the seller with a price adjustment request or a request for repairs to be completed before exchange.

Survey pricing in EH20 follows the national RICS Level 2 fee structure, scaled by the number of bedrooms and the value of the property. A 1-bedroom property averages £402 nationally, with a typical range of £374 to £608. A 2-bedroom property averages £420 (range £394 to £577), a 3-bedroom property averages £437 (range £409 to £633), and a 4-bedroom property averages £495 (range £467 to £726). These benchmarks apply broadly to EH20's housing stock, with the specific fee for your property confirmed on our quote page before you commit to booking.

Properties valued above £500,000 - including the upper-end detached houses in EH20 averaging around £497,000 to £497,500 - attract survey fees at the upper end of the national scale. The national average fee for properties above £500,000 is £586. For the majority of EH20 transactions - terraced homes at £245,092 and semi-detached homes at £289,589 - survey fees in the £420 to £495 range represent a very modest proportion of the overall transaction cost.

The cost of a RICS Level 2 Survey in EH20 should be weighed against the risks of proceeding without one. In a postcode with clay shrink-swell ground conditions and a Midlothian coal mining legacy, the value of knowing the structural condition of the property before exchange is genuine rather than theoretical. Our surveys have led to price renegotiations, withdrawal from purchases with undisclosed structural issues, and informed decisions about repair budgets across many EH20 transactions.