RICS Level 2 Survey in EH40

A RICS Level 2 Home Survey covers all the accessible structural and condition elements of a property. We inspect the roof covering, ridge, chimney stacks, flashings, gutters and downpipes, all external walls and their finishes, windows, doors, and every outbuilding. Internally, we check ceilings, walls, floors, staircases, the loft space where accessible, and all built-in fixtures. The inspection is systematic and follows a consistent sequence from the top of the building downwards.

For EH40 properties with traditional lime harled or lime rendered external walls, we pay close attention to the condition of the render and any repairs carried out using incompatible cement-based products. Cement repairs on a lime-built structure trap moisture rather than letting it evaporate, which accelerates the deterioration of the original masonry behind. This is a common cause of expensive remedial work in Haddington's historic properties, and it is exactly the kind of issue our surveys are designed to identify.

Every element in our report receives a condition rating: 1 for satisfactory, 2 for repairs needed but not urgent, and 3 for urgent action required. We also provide an opinion on the property's value in the current EH40 market, and we flag any legal matters our inspection suggests you should raise with your solicitor. If anything warrants specialist investigation - structural cracking, evidence of subsidence, or flood-related damage, for example - we say so explicitly.

• Roof structure, covering, ridge, chimney stacks, and flashings
• External walls, lime harl, render, and masonry condition
• Windows, external doors, and timber frame condition
• Internal walls, floors, ceilings, and staircases
• Loft and roof space where safely accessible
• Gutters, downpipes, and all surface drainage
• Damp and moisture levels using professional meters throughout
• Outbuildings, gardens, boundary walls, and external areas

Every survey we carry out in EH40 is conducted by a fully qualified RICS-registered chartered surveyor. We work across East Lothian regularly, and our surveyors understand the specific characteristics of Haddington's built environment - the historic burgh architecture, the particular demands of lime-built structures, and the implications of conservation area and listed building status for buyers.

Surveys in East Lothian start from £395. Our pricing is transparent - you receive an exact quote before booking, with no additions on the day and no charges for re-reading any part of the report after delivery. Every report we produce is written about the specific property we inspected, not generated from a template applied to any address.

Reports are delivered digitally within five working days of the inspection. A clear summary at the front of every report highlights the key findings and any urgent issues, so you can understand the headline picture immediately. The surveyor who carried out the inspection remains available by phone for up to 14 days after delivery to answer any questions about the findings.

On arrival at an EH40 property, our surveyor begins with a full external inspection - walking around the entire perimeter of the building and any outbuildings, checking the condition of the roof, walls, windows, doors, and drainage at ground level. For properties with lime harl or render, we look specifically for bulging sections, crack patterns, and areas where the render has separated from the underlying masonry.

Internally, we check every room systematically using moisture meters to test wall surfaces for elevated damp readings. In EH40's older properties, damp can migrate through walls and floors in ways that are not immediately visible, particularly in buildings that have been sealed with modern impermeable materials. Our meters give objective readings that the report documents in full, alongside our interpretation of what they indicate about the building's condition.

Where safe access to the loft space is available, we inspect the roof structure from inside, assessing the condition of rafters, purlins, and the roof covering from the underside. This is often the most revealing part of the inspection for older EH40 properties, as signs of past or current leaks, inadequate insulation, and timber decay are frequently visible in the loft long before they cause visible damage to the rooms below.