RICS Level 2 Survey in EH22

A RICS Level 2 Homebuyer Survey is the most widely used property survey in the UK. Our qualified RICS chartered surveyors carry out a thorough visual inspection of all accessible areas of the property, from the roof space down to any accessible sub-floor voids, checking for defects, damp, and structural movement. The resulting report uses a traffic-light rating system - conditions 1 (no repair needed), 2 (repair or replacement required but not urgent), and 3 (urgent repair or replacement needed) - presenting findings in a clear, easy-to-understand format.

The Level 2 survey is designed for conventional, modern properties in reasonable condition - typically those built after 1950 using standard construction methods. For EH22, this covers the large proportion of post-war semi-detached and detached homes built across Dalkeith, Danderhall, Newtongrange, and other parts of the area. If you are buying one of EH22's older Victorian or Edwardian terraced properties near the town centre, or a listed building close to Dalkeith Palace, our surveyors will advise you whether a RICS Level 3 Building Survey may be more appropriate.

Our Level 2 survey also includes a market valuation and insurance rebuild cost assessment as optional add-ons. The market valuation gives you an independent view of whether you are paying a fair price for the property - particularly useful in a market like EH22 where prices have risen sharply. The insurance rebuild cost ensures your buildings insurance is based on accurate reconstruction costs rather than the market value, which is a common mistake that leaves homeowners underinsured.

We cover every EH22 sub-postcode, from EH22 1 in central Dalkeith to EH22 5 covering Gorebridge, Newtongrange, and Mayfield. Our surveyors are familiar with the range of property types across the area and the specific challenges each presents, from the solid stone construction of older period homes to the lightweight timber-frame builds appearing on newer estates at Shawfair and Oakwood Edge.

Our RICS Level 2 Survey in EH22 follows the standard RICS Home Survey Level 2 format, which covers all key elements of the property's structure and condition. We inspect the property systematically, working from the outside inward, checking each element for defects and rating them using the three-point condition rating scale. Every section of the report is linked back to a specific part of the property, making it straightforward to understand which areas require attention.

The external inspection covers the roof covering - including tiles, slates, and flat roof sections - chimneys, rainwater goods, external walls, windows, and doors. In EH22, where many older properties feature natural slate roofs and stone walls, this part of the inspection often reveals the most significant findings. Slate roofs can have a long lifespan but require ongoing maintenance - slipped or missing slates, deteriorating flashings, and failing lead work are all items we check carefully during every inspection.

Internally, we inspect all accessible rooms including the roof space and any sub-floor areas such as accessible cellars. We check for damp penetration, condensation, plumbing and drainage, heating systems, electrical installations, and evidence of structural movement including cracking, settlement, or distortion. We will specifically note any areas where further investigation by a specialist is recommended, for example if we see signs of potential subsidence or areas of rising damp that warrant a specialist damp survey.

The completed report includes a summary section that highlights the most significant findings so you can focus on what matters most quickly. We will also note any legal issues that your solicitor should investigate, such as evidence of alterations that may require planning or building regulations approval, or signs that permitted development rights may have been exercised. This makes our survey a useful document for your legal team as well as your own decision-making.

• Roof structure, covering and chimney stacks
• External walls, cladding and pointing
• Windows, doors and external joinery
• Internal walls, floors and ceilings
• Roof space inspection where accessible
• Damp and moisture readings throughout
• Evidence of structural movement and cracking
• Plumbing and drainage systems
• Heating installation condition
• Electrical installation overview

EH22's diverse housing stock presents a range of common defects that our surveyors encounter regularly across the postcode. Older properties in central Dalkeith, built from the Victorian era through to the interwar period, frequently show issues related to damp and moisture ingress. Rising damp, penetrating damp through solid masonry walls, and condensation caused by poor ventilation are all conditions we identify and report in detail, including whether specialist treatment is required before completion.

Roof condition is another area of consistent concern in older EH22 properties. Many pre-1950 homes feature natural slate roofs, which can have a long lifespan when well-maintained but often require re-slating, re-battening, or replacement of flashings as they age. In properties where sections of roof have been replaced with modern alternatives - such as concrete tiles or fibre-cement slates - we check for compatibility issues and signs that the existing roof structure is coping with any change in load or weatherproofing.

Electrical installations are a consistent finding in pre-1970s properties across EH22. Many older homes retain original or outdated wiring systems that predate modern safety standards. Our survey will note the apparent age and condition of the visible parts of the electrical installation and recommend an Electrical Installation Condition Report (EICR) from a qualified electrician where the wiring appears outdated. This step is often required by mortgage lenders and provides important safety assurance for incoming buyers.

Post-war properties built in the 1950s through to the 1980s - which account for a significant share of EH22's housing stock, particularly the semi-detached and detached homes on the area's residential estates - present different common issues. Cavity wall insulation installed under government schemes can sometimes cause damp if incorrectly fitted or if the original cavity was too narrow. Concrete flat-roof extensions are a known area of concern, often reaching the end of their design life. Our surveyors check all of these systematically across every property type we inspect in EH22.

• Rising and penetrating damp in solid masonry walls
• Deteriorating natural slate roofs and failing flashings
• Outdated electrical wiring systems requiring upgrade
• Cavity wall insulation causing moisture problems
• Concrete flat-roof extensions past their service life
• Evidence of settlement or structural movement near slopes
• Poorly maintained rainwater goods leading to damp penetration