RICS Level 2 Survey in EH7

Dampness is the most frequently identified defect across EH7's tenement stock. Penetrating damp from porous sandstone, blocked or leaking gutters, failed lead flashings, and defective pointing all allow water into external walls. Rising damp at ground floor level is also found in some older EH7 properties where original stone floors have been replaced with impermeable finishes, trapping moisture in the base of the walls. Our inspectors use calibrated damp meters at every accessible wall surface, recording readings and noting their likely cause in the report.

Roof condition is consistently significant across EH7's pre-1919 stock. Slipped and broken slates, failed lead flashings at chimney stacks and parapet gutters, blocked rainwater downpipes, and defective pointing on chimney heads all allow water to track into roof spaces and upper floors. Internally, roof space inspections check the condition of rafters and sarking boards for decay, assess insulation levels, and identify any evidence of past or active water ingress. For tenement properties, the shared roof is subject to the Tenements (Scotland) Act 2004 - all owners share responsibility for common roof repairs, meaning a failing roof can create significant liability for every flat owner in the building.

Masonry defects are widespread in EH7's sandstone buildings. Spalling stone faces, eroded pointing that has fallen below the masonry surface, and cracks in rendered sections all need periodic attention. Left unaddressed, failed pointing accelerates moisture penetration and eventually undermines the structural integrity of the masonry. Our reports note the extent and severity of pointing failure, distinguishing between cosmetic weathering and defects requiring prompt repair. For properties in EH7's conservation areas - including sections of Leith Walk and Abbeyhill - masonry repairs must use lime mortar rather than cement, and our surveyors flag this where relevant.

Every survey we carry out in EH7 is conducted by a RICS-qualified member with hands-on experience across Edinburgh's varied property stock. Our assessors are familiar with the specific risks that come with pre-1919 EH7 tenements - shared roofs, lime mortar construction, sub-floor voids, and the planning sensitivities of conservation area ownership. They understand post-war construction in the Davidson's Mains and Meadowbank areas and can identify the distinct defect patterns associated with each construction period.

Reports are written in plain language with condition ratings for every main element, photographs of all significant findings, and a summary of condition-3 items pulled together at the front of the report for easy reference. We include practical context throughout - not just a condition rating but an explanation of what the finding means, why it matters, and what remediation typically involves.

A follow-up phone call with your surveyor is included in the fee. This is one of the most valuable parts of the process: being able to ask directly about specific findings, understand their severity, and discuss whether a price renegotiation is warranted. Buyers in EH7 who have used our surveys have gone on to negotiate reductions covering survey fees many times over when significant defects were identified.

The inspection covers all visible and accessible elements of the property, following the RICS Home Survey Level 2 standard. Externally, this means the roof and all roof-level elements, chimney stacks, gutters and downpipes, external walls and pointing, windows and external doors, any outbuildings, and drainage inspection covers where accessible. For EH7 tenements, accessible communal stairwells and shared roof spaces are also noted.

Inside, every room is assessed in sequence - ceiling condition, wall surfaces, floors, windows, and any fitted elements included in the sale. Damp meter readings are taken at all accessible wall surfaces with elevated readings noted and their source identified where possible. Services are checked visually, including the consumer unit, visible pipework, radiators, and heating controls. Load testing is not part of a Level 2 survey, and where services appear outdated or show visible defects, specialist testing is recommended in the report.

For EH7's post-war properties in Meadowbank and the Leith Walk corridor, the inspection focuses on issues typical of cavity wall construction: failed or absent cavity wall insulation, original single glazing, aging consumer units, and boilers or heating systems past their expected service life. These factors are assessed and rated alongside the structural fabric. The result is a complete picture of the property's condition across all elements, presented clearly with a condition rating for each.