RICS Level 2 Survey in EH3 5 Edinburgh

Our RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any defects that require attention. We examine the main structural elements including walls, roofs, floors, and foundations, while also evaluating the condition of joinery, windows, and doors. The survey includes a comprehensive assessment of the building's services, looking at electrical, plumbing, and heating systems to identify any obvious safety concerns or areas requiring professional attention.

Given the prevalence of sandstone construction in EH3 5, our inspectors pay particular attention to the condition of stonework, pointing, and any signs of weathering or deterioration that are common in Edinburgh's older properties. We check for evidence of damp penetration, which is a frequent issue in historic buildings with solid walls, and assess the condition of traditional slate roofs that dominate the local skyline. The survey also identifies any timber defects, including rot or woodworm that may affect floor structures or roof timbers.

Our Level 2 report uses the RICS traffic light rating system to clearly indicate the condition of each element inspected. Green indicates no significant issues requiring attention, amber highlights defects that require repair or further investigation, and red flags serious issues that may affect the property's value or require immediate attention. This clear format helps you understand which areas of the property need the most attention, planning renovation work or negotiating the purchase price.

We also include an energy efficiency assessment that identifies the type of walls (such as solid sandstone or cavity walls), windows, and heating systems. This is particularly relevant for EH3 5 properties, where many Georgian and Victorian buildings have single glazing and solid walls that result in higher heating costs. Understanding the property's energy performance helps you budget for potential improvements after purchase.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Floors, stairs, and joinery
• Windows and doors
• Damp and timber assessment
• Services inspection
• Energy efficiency overview
• Legal considerations summary

The historic properties in EH3 5 present specific challenges that our surveyors are trained to identify. Sandstone construction, while durable, is susceptible to weathering and erosion over time, particularly in Edinburgh's variable climate. Our inspectors examine pointing condition, looking for areas where mortar has deteriorated and allows water penetration. Spalling, where the face of sandstone flakes away, is a common issue in older buildings and can lead to significant repair costs if not addressed. The New Town's Georgian buildings were constructed with ashlar masonry, which requires specific maintenance techniques that differ from modern brick construction.

Dampness represents one of the most frequent defects found in EH3 5 properties. Rising damp occurs where original damp-proof courses have failed or were never installed, while penetrating damp results from failed gutters, damaged leadwork, or porous stonework allowing water ingress. Our surveyors use their experience to identify signs of damp, including tide marks, mould growth, and decayed skirting boards, and recommend appropriate remediation measures. The presence of asbestos in older properties, particularly in Artex ceiling coatings or pipe lagging from mid-20th century renovations, is another important consideration that our inspection highlights.

Roof conditions require careful assessment in this area, where traditional slate roofs serve the many terraced houses and tenements. We inspect for broken or missing slates, deteriorated leadwork around chimneys and valleys, and blocked gutters that can cause water penetration. The timber structures supporting slate roofs can suffer from both wet and dry rot, particularly where ventilation is poor or where previous leaks have gone unnoticed. Our report provides specific recommendations for any roof repairs needed to protect the property from Edinburgh's wet weather.

The underlying ground conditions in Edinburgh include glacial till and areas of clay that can cause minor ground movement. While significant subsidence is uncommon in EH3 5, our surveyors look for signs of structural movement including cracking to walls, doors or windows that stick, and uneven floors. We also note any trees close to the property that could influence ground conditions, and advise on the potential need for a more detailed structural engineer's inspection if significant movement is suspected. Additionally, while Edinburgh has historical coal mining activity, EH3 5 is generally considered low risk for mining subsidence, though we always recommend a coal mining report for older properties as a precaution.

Surface water flooding is a consideration in certain parts of EH3 5, particularly during periods of heavy rainfall. The urban environment with its impermeable surfaces can lead to water pooling in low-lying areas, and our surveyors note any evidence of previous flooding or potential drainage issues. Understanding these environmental risks helps you make an informed decision about the property's long-term maintenance requirements and potential insurance implications.