RICS Level 2 Survey in EH28

A RICS Level 2 Homebuyer Survey is the standard property survey for conventional homes in reasonable condition. Our qualified RICS chartered surveyors carry out a thorough visual inspection of all accessible areas of the property - from the roof space and chimney stacks down through every floor and room to the drainage and external areas - reporting on what they find using a three-point condition rating. Condition Rating 1 means no repair is needed; Condition Rating 2 indicates repair or replacement is required but not urgently; and Condition Rating 3 signals that urgent attention is needed and you should seek specialist advice before proceeding.

The Level 2 survey is suited to properties built using conventional construction methods in broadly good condition. For EH28, this typically means the post-war semi-detached and detached homes on residential estates in Newbridge and surrounding areas, as well as stone-built properties in Ratho village that are in sound condition and not listed. If the property you are buying is older, has visible defects, is a listed building, or has been significantly altered, our surveyors will advise whether a RICS Level 3 Building Survey would be a more appropriate choice.

Our Level 2 survey also offers market valuation and insurance rebuild cost assessment as optional add-ons. The market valuation provides an independent assessment of whether the purchase price is fair - particularly useful in a market like EH28 where prices are 17% up year on year and individual properties can attract competitive interest. The rebuild cost calculation ensures you are not underinsured from day one, a common issue when buildings insurance is set to the market value rather than the actual construction replacement cost.

We serve all parts of the EH28 postcode, including Ratho, Newbridge, and the smaller settlements in the surrounding rural area. Our surveyors are familiar with the specific challenges found in each property type across EH28, from the older rubble stone construction of cottages near Ratho village to the cavity wall construction standard in post-war residential developments. We inspect properties of all sizes and ages within the Level 2 scope.

Our RICS Level 2 Survey in EH28 covers all the key structural and condition elements of the property in a systematic, room-by-room and element-by-element format. We carry out the inspection following the RICS Home Survey Level 2 standard, which ensures every surveyor uses the same structured approach regardless of which property they are assessing. All findings are presented against the property's specific elements, making the report straightforward to navigate.

Our external inspection covers the roof and its covering - whether slates, tiles, or flat roof materials - along with chimney stacks, rainwater goods, walls and pointing, windows, doors and boundary features. In EH28, older properties often have natural slate or clay tile roofs that require careful inspection to identify slipped or damaged sections, failing lead work, and the condition of supporting timbers visible in the roof space. We also check external drainage and visible drainage runs.

Internally, we work through every accessible room and space, including the roof void and any accessible sub-floor voids. We use moisture meters to identify damp at floor and wall level, check visible plumbing and heating installations, assess the general condition of the electrical installation visible without opening fittings, and look for evidence of structural movement such as cracking, distortion in door and window frames, or differential settlement in floors. We note all visible alterations and extensions and whether they appear to have been carried out properly.

For rural properties in EH28, we pay particular attention to any private drainage systems such as septic tanks or sewage treatment plants, as these require specific maintenance and can become a legal requirement to upgrade under Scottish legislation. If the property has a private water supply, this too will be noted. Properties near agricultural land in EH28 may have outbuildings, ancillary structures, or access tracks that fall within the scope of our inspection, and we include these in the report where they form part of the sale.

• Roof structure, covering, and chimney stacks
• External walls, render, and pointing
• Windows, doors, and external joinery
• Internal walls, floors, and ceilings throughout
• Roof space and sub-floor void inspection
• Damp and moisture readings at floor and wall level
• Evidence of structural movement and cracking
• Plumbing, heating, and drainage systems
• Electrical installation overview
• Private drainage systems and outbuildings where present

EH28's housing stock covers a wide age range, from the 18th and 19th century stone buildings in Ratho village through to 1960s and 1970s residential estate properties in Newbridge and beyond. This range means our surveyors encounter a diverse set of common defects across the postcode. In older stone-built properties, penetrating damp through walls and around roof elements is a frequent finding - solid masonry construction without a cavity is reliant on the outer surface remaining intact, and even minor deterioration in pointing or render can allow water ingress.

Roof condition is consistently one of the most significant areas in older EH28 properties. Natural slate roofs, while durable, require maintenance as individual slates slip, crack, or become porous over time. Lead flashings around chimneys, valleys, and dormers deteriorate with age and are a common source of water entry. In properties where the original roof has been partly re-covered with modern materials, we assess whether the junction between old and new sections has been properly detailed and weatherproofed.

Post-war properties in Newbridge and other parts of EH28 present different common issues. Cavity wall construction from the 1950s to the 1980s can suffer from failed cavity wall ties in some cases, particularly in coastal or exposed conditions, though EH28's inland location reduces this risk. Cavity wall insulation installed retrospectively can cause damp if incorrectly fitted. Flat-roof extensions and garages are a frequent finding requiring condition assessment, as these structures typically have a shorter design life than the main roof.

Private drainage is a specific consideration for rural properties in EH28. Properties not connected to the public sewer system rely on septic tanks or sewage treatment plants, which require regular emptying and maintenance. Scottish Water discharge consents apply and the General Binding Rules for septic tanks set requirements that must be met. Our survey will note whether a private drainage system is present and recommend specialist inspection if there are visible signs of drainage problems or if the system appears old. Buyers should confirm drainage status with their solicitor before exchanging contracts.

• Penetrating damp through older solid masonry walls
• Deteriorating natural slate roofs and lead flashings
• Failed pointing and render on stone-built properties
• Private drainage systems requiring specialist assessment
• Cavity wall insulation causing moisture problems
• Flat-roof extensions past their service life
• Outdated electrical wiring in pre-1970s properties