RICS Level 2 Survey in EH5

The RICS Home Survey Standard guides every inspection we carry out, covering all visible and accessible elements of the property. For EH5's diverse housing stock, the inspection scope adjusts to the building type - a tenement flat inspection focuses on the flat's internal condition and communal areas, while a detached villa inspection covers all external elevations, roofspace, outbuildings, and garden boundaries. We use condition ratings 1, 2, and 3 to communicate the severity of each finding.

• External walls and sandstone masonry - checked for spalling, cracking, and failed pointing
• Roof coverings including slate, leadwork, and flashings - assessed for condition and remaining life
• Rainwater goods - gutters and downpipes checked for blockage, damage, or improper fixings
• Windows and doors - including timber sash and case windows checked for rot and sash cord condition
• Internal walls, ceilings, and floors - inspected for damp, cracking, and movement
• Roof space and underfloor areas where accessible - checked for timber condition and insulation
• Damp levels - measured using a damp meter throughout the property
• Heating, plumbing, and electrical services - visual inspection only, not tested
• Environmental factors including SEPA flood risk data and geological ground stability

Our report also provides a reinstatement cost estimate for buildings insurance purposes. For EH5's sandstone properties, this figure accounts for the specialist materials and traditional skills required for authentic reconstruction, which can significantly exceed the market value of the property. We include this estimate as standard within every Level 2 Survey report.

The City of Edinburgh Council's £1.3 billion Granton Waterfront project is one of Scotland's most significant urban regeneration programmes. Plans call for approximately 3,500 new net-zero carbon homes over the next 15 years, alongside business, cultural, and leisure facilities including what is planned as Europe's largest coastal park. Active developments within EH5 already include West Shore by CCG Homes, where 1 and 2-bedroom apartments start from £205,000, and the Granton Station View development providing social and mid-market rent homes alongside commercial premises.

Buyers purchasing established properties in EH5 should understand how the ongoing regeneration affects the wider market. The scheme is designed to improve housing quality, infrastructure, and employment opportunities across the north Edinburgh area, broadly supporting long-term property values. However, significant construction activity is expected to continue for many years, which may affect certain streets more directly through noise, traffic, and potential ground disturbance during active build phases.

Edinburgh College operates its Granton Campus within EH5, providing both local employment and a steady demand for nearby housing from students and staff. The campus forms part of the area's educational and economic base, sitting alongside the commercial activity along Ferry Road and Goldenacre that provides local employment in retail, services, and light industry. This economic mix contributes to the resilience of EH5's housing market despite the recent -1% annual price movement recorded by Rightmove.

The Granton Conservation Area designation covers parts of EH5, placing restrictions on the external changes that property owners can make. Conservation area consent may be required for alterations that would otherwise qualify as permitted development - including replacing windows, changing roofline features, and modifying front elevations. Understanding whether your property falls within the conservation area boundary is something we address within every survey report we produce for EH5.

Beyond the formal conservation area, EH5 contains listed buildings throughout its established residential areas, particularly in Trinity and Wardie. Under Scotland's Historic Environment Scotland classification, properties carry Grade A (equivalent to English Grade I) or Grade B (equivalent to Grade II) listing. Listed property owners face obligations to maintain the building and to obtain Listed Building Consent for any alteration - internal or external - before work begins.

Using inappropriate repair materials in a traditional sandstone building is a common mistake with lasting consequences. Modern cement pointing applied over traditional lime mortar joints prevents moisture from escaping through the joints, redirecting it through the stone face instead and accelerating spalling. Where our inspectors identify cement pointing or other non-traditional materials used in repairs, we highlight this as a potential future maintenance concern and recommend specialist advice on any planned remedial work.

Traditional solid-wall sandstone construction performs differently from modern cavity-wall buildings. Solid walls allow moisture to pass through the masonry rather than blocking it at the external face, and when ventilation is impaired or maintenance neglected, damp problems develop quickly. Edinburgh has a wetter climate than much of England, and the combination of driving rain, frost, and sandstone that has not been maintained can lead to significant deterioration in relatively short timeframes.

Timber suspended floors are standard in pre-1919 EH5 properties. These floors rely on adequate underfloor ventilation through airbricks in the external walls. When airbricks become blocked by soil accumulation, paving laid against the wall face, or simple neglect, moisture builds up beneath the floor and leads to wet rot in floor joists and boarding. Our inspectors check airbrick condition on every property and look for signs of underfloor decay where access is available.

Many older EH5 properties retain lead water supply pipes, particularly in the sections between the public water main and the property itself. Lead piping in domestic water supply is a recognised health hazard, and the Water Industry (Scotland) Act places obligations on suppliers to reduce lead exposure. We note the presence of lead pipework where visible and recommend specialist hydraulic testing or plumbing investigation where the supply route is concealed within the structure.

Outdated electrical installations appear regularly in pre-1980s EH5 properties. Early consumer unit types, rubber-sheathed wiring, and installations without residual current device (RCD) protection present both safety risks and insurance difficulties. Many home insurers decline standard cover or apply exclusions where the electrical installation is non-compliant with current IET Wiring Regulations. We note the apparent age and condition of visible electrical components in every report and recommend an Electrical Installation Condition Report where the installation appears dated.