RICS Level 2 HomeBuyer Survey in Dunbar (EH42 1)

A RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a comprehensive assessment of a property's condition focusing on issues that affect value and safety. Our inspectors examine all accessible areas of the property, from the roof space to the foundations, identifying defects that might not be visible during a casual viewing. In Dunbar's older properties, which form a significant portion of the housing stock, this thorough approach often reveals issues such as roof deterioration, damp penetration, or outdated electrical systems that require attention. We have found that properties along the High Street and in the older residential areas particularly benefit from detailed assessment due to their age and traditional construction.

The survey includes a detailed evaluation of the property's structure, including walls, floors, ceilings, and joinery. We check for signs of movement, cracking, or subsidence, which is particularly important in this area given the varied geology of East Lothian. Our inspectors also assess the condition of windows, doors, and fixtures, providing you with a complete picture of the property's current state. In traditional stone-built properties, we pay particular attention to the condition of the sandstone elevations and any signs of water penetration that can be common in older properties.

Additionally, the Level 2 Survey examines essential services such as plumbing, heating, and electrical installations. We identify any non-compliance with current regulations and highlight items that require immediate attention or future maintenance. For properties in Dunbar's conservation areas, we note any issues relating to listed building status or heritage considerations that may affect your renovation plans. Our surveyors are familiar with the specific requirements for properties in these sensitive locations.

We also assess external areas including boundaries, drainage, and any outbuildings. Given Dunbar's coastal position, we pay particular attention to the condition of external timber, metalwork, and render that may be susceptible to salt air exposure. Our reports include practical recommendations prioritising issues by their urgency, helping you budget for both immediate repairs and future maintenance.

• Roof and chimney condition
• Wall structure and damp assessment
• Floor and ceiling integrity
• Windows and door operation
• Plumbing and heating systems
• Electrical safety compliance
• Drainage and external areas
• Boundary walls and fencing
• Outbuildings and garages

Dunbar, known as the oldest town in Scotland with its Royal Burgh status dating back to 1370, presents a diverse property landscape that requires experienced surveyors. The town centre features many traditional stone-built properties along the High Street and surrounding streets, many of which are likely to fall within conservation areas. These older properties, while full of character, often require more detailed assessment due to their age and traditional construction methods. Our surveyors are familiar with the specific issues that affect traditional Scottish buildings, including the movement that can occur in solid-walled construction and the importance of maintaining adequate ventilation to prevent damp.

The EH42 1 area includes both historic properties and modern developments. New-build sites like Belhaven Way off Yosemite Park (with properties ranging from the £260,000 "The Baxter" end-terrace to the £373,000 "The Drummond" four-bedroom detached) and Lochford Gardens (featuring properties with air source heat pumps and EV chargers) offer contemporary homes with modern materials and systems. These properties benefit from warranty cover but still require a Level 2 Survey to identify any snagging issues or construction defects that may have emerged since completion. Our surveyors understand the differences between older traditional construction and modern building methods, providing you with relevant advice for your specific property type.

Given Dunbar's coastal position, properties in certain areas may be affected by coastal erosion or exposure to salt air, which can accelerate wear on external materials. The proximity to the River Tyne and coastline also means some properties may have considerations relating to flood risk. Our inspectors are familiar with these local factors and will flag any relevant issues in your survey report. We have seen properties in areas like Belhaven and towards the harbour that show accelerated corrosion of external fixtures due to salt exposure, and our reports will highlight any maintenance requirements to address these coastal-specific issues.

Many properties in Dunbar's older areas will be constructed from local sandstone, a traditional material that gives the town its distinctive character. While durable, sandstone can be susceptible to erosion and water penetration if pointing deteriorates, and our surveyors know exactly what to look for. We also assess the condition of traditional slate roofs, which are common on older properties, checking for slipped tiles, deteriorated verges, and the condition of flashings that can be vulnerable in our coastal climate.

• Historic stone construction
• Conservation area considerations
• Coastal exposure effects
• Modern new-build developments
• Traditional Scottish building methods
• Flood risk in low-lying areas
• Sandstone wall assessment
• Traditional slate roof inspection

Our experience surveying properties throughout the EH42 1 area has given us valuable insight into the types of defects commonly found in local homes. Understanding these issues helps you know what to expect from your survey report and enables you to plan for any necessary repairs or investigations. We have found that the mix of older traditional properties and newer builds in the Dunbar area each present their own characteristic issues that our surveyors are well-equipped to identify.

In older traditional properties, particularly those built before 1919, we frequently encounter damp penetration issues. This is especially common in solid-walled sandstone construction where rising damp or penetrating damp can occur if the external pointing has deteriorated or if there are issues with gutters and downpipes. Our surveyors use their experience to identify the signs of damp, its likely cause, and appropriate remediation recommendations. Properties in the older parts of town, around the historic core and along roads like Court Street and Victoria Street, particularly benefit from this detailed assessment.

Roof condition is another area where we commonly identify issues, particularly on older properties with traditional slate roofs. We frequently find slipped or broken tiles, deteriorated mortar on ridges and verges, and issues with flat roof sections that may have exceeded their expected lifespan. Given Dunbar's exposure to coastal weather, these issues can be more prevalent than in more sheltered locations. Our surveyors will carefully assess the roof from both inside the roof space and externally, providing you with a complete picture of its condition.

Electrical installations in older properties are frequently identified as requiring attention. Rewiring is commonly needed in properties that have not been updated for 30 years or more, as the electrical regulations have changed significantly over time. We also find that heating systems in older properties may be inadequate or inefficient, and our reports will highlight any concerns regarding the condition or safety of these installations. For newer properties at developments like Lochford Gardens, we focus on checking that all fixtures and fittings have been properly installed and that any included appliances are functioning correctly.