RICS Level 2 Survey in EH4 7 Edinburgh

A RICS Level 2 Survey, also known as a HomeSurvey, provides a thorough inspection of the property's condition without the comprehensive detail of a full Building Survey. Our inspectors examine all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, doors, windows, and plumbing and electrical installations that are visible without removing fixtures or fittings. This visual inspection approach follows RICS guidelines and provides a clear snapshot of the property's current condition.

In EH4 7's diverse housing stock, this level of inspection proves particularly valuable. The area features a mix of traditional sandstone properties dating back to the pre-1919 period, post-war semi-detached homes built between 1945 and 1980, and modern new-build developments. Each construction type presents different potential issues, and our surveyors understand what to look for in each. For example, traditional sandstone villas often have solid walls without cavity insulation, while post-war properties may feature brick construction with rendered finishes that can hide underlying damp issues.

We provide clear condition ratings for each element: Property Rated 1 (No Repair Needed), Property Rated 2 (Requires Repairs), and Property Rated 3 (Requires Urgent Repairs). This straightforward system helps you prioritises any work needed and negotiate with the seller if significant issues are identified. The report also includes our professional opinion on the property's value and specifically highlights any urgent repairs that should be addressed immediately for safety or to prevent further damage.

Our Level 2 Survey inspection covers all major building elements. During each inspection in EH4 7, we systematically examine the roof structure and covering, walls including chimneys and parapets, floor structure and finishes, windows doors and joinery, plumbing and water systems, electrical installations on a visual basis, damp and timber condition, and external areas including boundaries. This comprehensive approach ensures you receive a complete picture of the property's condition.

• Roof structure and covering
• Walls, chimneys and parapets
• Floor structure and finishes
• Windows, doors and joinery
• Plumbing and water systems
• Electrical installations (visual)
• Damp and timber condition
• External areas and boundaries

Our experience surveying properties across EH4 7 reveals several recurring issues that buyers should be aware of before purchasing. Traditional sandstone properties, common throughout the Barnton and Cammo areas, frequently exhibit signs of damp penetration. The local sandstone, while durable, can suffer from deteriorating mortar pointing and rising damp, particularly in properties with solid walls rather than modern cavity wall construction. Properties on streets with older drainage systems may also experience damp issues related to failed or inadequate damp-proof courses.

Roof conditions represent another significant finding in our EH4 7 surveys. Many older properties feature original slate roofs that, while historically appropriate, may have exceeded their expected lifespan. We commonly identify damaged or missing slates, deteriorated leadwork around chimneys, and blocked gutters that can lead to water penetration. The traditional timber roof structures in these properties can also show signs of rot or woodworm infestation, especially where ventilation has been inadequate. Properties in the Barnton Conservation Area may have roofs that require specific repair methods to maintain their historic character.

Electrical and plumbing systems in properties built before the 1970s often require attention in our EH4 7 surveys. We frequently find outdated consumer units, insufficient socket outlets, and older plumbing materials that don't meet current regulations. Given EH4 7's mix of pre-war housing stock, these issues appear regularly in our survey reports. Properties with original electrical systems from the 1960s or earlier may also lack adequate earthing, which is a key safety concern that should be addressed by a qualified electrician.

The local geology also warrants consideration when purchasing property in EH4 7. Edinburgh's clay-rich soil can cause ground movement, leading to subsidence or settlement issues in some properties, particularly during periods of extreme weather. While EH4 7 generally has lower mining risk compared to other parts of Edinburgh, we still recommend checking historical mining records for older properties, particularly those built on or near the Cammo area's former agricultural land. Properties near the Water of Leith may also have considerations related to flood risk during periods of heavy rainfall.

Understanding the construction methods used in EH4 7 properties helps explain why certain issues arise and what to look for in your survey. Traditional stone construction dominates the older housing stock, with many properties built using solid sandstone walls secured with lime mortar. This construction method, while durable, lacks the thermal efficiency of modern cavity wall construction and can be susceptible to damp if the mortar pointing deteriorates. Our surveyors know exactly what to look for when assessing these traditional properties.

Later properties built during the inter-war and post-war periods often feature brick construction with rendered finishes. These properties may have different defect profiles, including issues with render cracking, movement related to thermal expansion, and damp penetration through damaged render. The timber roofs on these properties typically use modern truss designs rather than traditional rafter and purlin arrangements, but roof timbers can still be affected by condensation and inadequate ventilation.

New build properties at developments like The Avenue at Cammo Meadows and Cammo Meadows use modern construction methods, typically timber frame with masonry outer leaf. While these properties are generally in good condition when new, our surveyors still identify issues including snagging items, minor construction defects, and problems with window seals or door alignments. Even new homes can have hidden defects that only an experienced surveyor would spot, making a Level 2 Survey valuable regardless of the property's age.