RICS Level 2 Survey in EH29

A RICS Level 2 Home Survey - sometimes called a HomeBuyer Survey - covers all the major elements of a property's structure and condition that our surveyor can access visually. We inspect the roof covering, chimneys, gutters and downpipes, external walls, windows and doors, and all outbuildings. Internally, we check ceilings, walls, floors, the loft space where safely accessible, and all built-in fittings.

Each element receives a condition rating: 1 means no repair is currently needed, 2 means repair or replacement is needed but is not urgent, and 3 means the issue requires urgent attention or significant further investigation. Our report explains every rating in plain language, so you know exactly what you are dealing with and what to expect in terms of cost and priority.

We also provide an opinion on the property's value based on current market conditions in EH29, and we flag any legal issues we notice that you should raise with your solicitor. If we identify anything that warrants specialist investigation - a structural crack, signs of subsidence, or evidence of Japanese knotweed, for example - we say so clearly in the report and recommend the appropriate specialist.

• Roof structure, covering, and chimney stacks
• External walls, masonry, and pointing
• Windows, doors, and timber frames
• Internal walls, floors, and ceilings
• Loft and roof space where safely accessible
• Drainage, guttering, and external pipework
• Damp, condensation, and moisture readings using professional meters
• Outbuildings, garages, and boundary features

Every survey we carry out in EH29 is conducted by a fully qualified chartered surveyor, registered with RICS. Our surveyors understand the specific characteristics of traditional Scottish construction - the difference between lime mortar and cement, the behaviour of sandstone in wet conditions, and the particular risks associated with conservation area properties where inappropriate repairs are more common.

We work across the full Edinburgh postcode area, including EH29, and our surveyors have direct experience with Kirkliston's housing stock. When we write your report, we produce a document about your specific property - the conditions found on the day, the specific issues relevant to buying in EH29, and clear guidance on what needs to happen next.

Our reports are delivered digitally within five working days of the inspection. Every report includes a summary section at the front so you can quickly understand the key findings, and our surveyors are available by phone to talk you through anything you do not understand. We want you to feel confident going into exchange - or equipped to negotiate if the survey reveals unexpected issues.

On the day of the survey, our inspector arrives at the EH29 property and carries out a systematic visual inspection of all accessible areas. We start at roof level - checking the covering, ridgeline, chimney stacks, and flashings from ground level and, where safe, from inside the loft space. We work methodically down through the building, assessing every external and internal element in sequence.

For properties in EH29's Kirkliston conservation area, we pay particular attention to external materials and any evidence of previous repairs or alterations that may not have been carried out with appropriate consent. Cement repointing on a traditional lime mortar building, for example, is both a conservation issue and a practical one - it traps moisture and accelerates the deterioration of the original stonework behind it.

We use professional-grade moisture meters at every survey, allowing us to detect elevated moisture levels inside walls and floors even where there is no visible damp staining. We also carry a damp probe for specific areas of concern. All readings are recorded and included in the final report along with our interpretation of what they mean for the property and your purchase decision.