RICS Level 2 Survey in EH6

EH6 is home to some of Edinburgh's most desirable and characterful housing stock, but that character comes with specific maintenance and structural considerations that are not always visible to the untrained eye. A high proportion of properties in EH6 date from before 1919, with Victorian and Edwardian tenements making up a substantial share of the market. These buildings are solid and well-built, but after more than a century they often carry accumulated defects that can prove costly if not identified before purchase.

Our RICS Level 2 Survey is designed for properties that are in apparently reasonable condition - which describes many of the post-war and modern properties in EH6, as well as well-maintained traditional tenements. The survey gives a condition rating of 1, 2, or 3 for each element of the property, with clear explanations of what each rating means for your plans and your budget. Where we identify issues needing specialist investigation, we say so clearly and explain why.

For EH6 buyers, the survey is particularly valuable given the postcode's mix of property ages and construction types. A modern flat in the Western Harbour development has completely different risk factors from a stone-built tenement on Leith Walk. Our surveyors tailor their inspection approach to the specific property, drawing on their knowledge of local construction methods and the environmental conditions of the area.

• Visual inspection of structure, roof, walls, floors, and all accessible areas
• Condition ratings (1, 2, or 3) for every element of the property
• Identification of urgent defects needing immediate attention
• Recommendations for specialist reports where needed such as damp or drainage surveys
• Commentary on the local property market and valuation context
• Advice on items to raise with your solicitor before exchange

The traditional tenement is the defining building type across much of EH6, and understanding its specific characteristics is central to carrying out an effective survey. Leith's tenements were typically built from locally quarried sandstone, with rubble core walls faced with dressed stone, and covered with Welsh or Scottish slate roofs on timber sarking boards. Internally, floor construction uses timber joists, and original plaster ceilings sit on timber lath backing.

These buildings were constructed to last, and many remain in sound structural condition more than 130 years after they were built. However, they do require informed maintenance, and the issues that arise from neglected maintenance can be significant. Dry rot in particular - a fungal decay that can spread through timber and masonry - is more likely to be found in older EH6 properties where historic dampness has not been adequately addressed. Our inspectors look carefully at the junctions between building elements where moisture is most likely to accumulate.

Shared ownership of common parts in tenement blocks adds complexity for buyers. In Scotland, the Tenements (Scotland) Act 2004 governs responsibilities for common parts, but managing shared maintenance across multiple flat owners requires ongoing co-operation and agreement. Our survey highlights the condition of common areas, external facades, and shared roofs, giving you a clear picture of any collective responsibilities that will sit alongside your ownership of the individual flat.

For properties within EH6's conservation areas - particularly in the historic parts of Leith and around The Shore - additional considerations apply. Repairs to listed buildings must use appropriate traditional materials and methods, which can increase costs compared to standard modern repair approaches. If the property you are buying has listed building status or sits within a conservation area, we clearly note this in our survey and advise on what it means for future maintenance and alterations.

EH6's position adjacent to the Firth of Forth and the Water of Leith means that flood risk is a genuine consideration for some properties in the postcode. Areas close to the Water of Leith - including parts of Leith and Bonnington - have a documented history of river flooding during periods of heavy rainfall. Coastal flood risk from the Firth of Forth is also relevant for waterfront and low-lying properties, particularly those along The Shore and in the former docklands area.

Surface water flooding poses a wider risk across EH6, particularly during intense rainfall events when urban drainage systems can become overwhelmed. Properties in low-lying positions or at the base of slopes are more exposed to this risk. Our survey notes the property's position relative to known flood risk areas and recommends further investigation with the Scottish Environment Protection Agency (SEPA) flood map if there are concerns specific to the location.

The ground conditions across EH6 also vary in ways that can affect properties. The postcode sits on a combination of bedrock and glacial superficial deposits, with clay-rich soils in some areas - particularly in lower-lying parts. Clay soils can shrink during dry periods and expand when wet, causing ground movement that may affect foundations, particularly in older properties with shallower foundations. Our inspection examines all accessible structural elements for evidence of movement, settlement, or cracking that might indicate foundation issues.

• River flood risk from the Water of Leith affects parts of Leith and Bonnington
• Coastal flood risk relevant for properties close to the Firth of Forth
• Surface water flooding is a general urban risk during heavy rainfall
• Clay-rich superficial deposits in parts of EH6 can cause ground movement
• Edinburgh's complex geology includes bedrock and glacial till deposits
• Our survey notes environmental risk factors and recommends specialist reports where appropriate