RICS Level 2 Survey in Leith Harbour & Newhaven

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, is designed for properties in reasonable condition. Our chartered surveyors conduct a thorough visual inspection of all accessible areas of the property, including the roof space where safe access is possible, external walls, windows, doors, damp proof courses, and the condition of common areas in flats. We examine the condition of services such as electrics, plumbing, and heating, while also assessing any obvious signs of structural movement, dampness, or timber decay that could indicate serious problems.

In Leith Harbour & Newhaven, our surveyors pay particular attention to the specific construction methods used in this area. Many traditional properties feature solid sandstone walls, either in ashlar or rubble construction, which require specific expertise to assess properly. We check for common defects in these older buildings, including deteriorating lime mortar pointing, cracked render, and signs of rising or penetrating damp. For properties in the conservation areas, we note any issues that might affect the building's historic character or require specialist repair techniques using appropriate materials and methods.

The survey also includes an assessment of environmental risks relevant to this coastal area. Given Leith's proximity to the Water of Leith estuary and history of dockland infilling, we specifically look for signs of settlement or subsidence that might indicate ground instability. Our report will highlight any flood risk concerns, particularly for properties in low-lying areas near the waterfront, and advise on appropriate actions you should take. The geology of this area consists primarily of superficial deposits of marine and glaciofluvial sands and gravels overlying Carboniferous bedrock, which can behave differently than more solid ground during periods of heavy rainfall or drought.

• Visual inspection of all accessible areas
• Assessment of main services
• Identification of defects and repairs needed
• Market value and rebuild cost estimates
• Energy efficiency overview
• Specific advice for conservation areas

Properties in Leith Harbour & Newhaven face several area-specific challenges that our surveyors are trained to identify. The older tenement buildings, many dating from the Victorian and Edwardian periods before 1919, frequently suffer from damp problems. Rising damp is common where original damp proof courses have failed or were never installed. Penetrating damp often affects walls where render has cracked or pointing has deteriorated, particularly given the Scottish climate and coastal exposure. Condensation is prevalent in older properties with inadequate ventilation, especially in properties that have been upgraded with double glazing without proper background ventilation.

Timber decay is another significant issue in traditional Leith properties. Wet rot and dry rot can affect timber floor joists, window frames, and roof timbers, often as a secondary problem stemming from damp ingress. Our surveyors carefully examine visible timber elements for signs of decay, soft spots, or fungal growth. Roof defects are frequently identified, including deteriorated slate tiles, faulty leadwork around chimneys, and blocked or damaged gutters that can lead to water penetration. Given the age of many properties, outdated electrical systems and original plumbing often require updating to meet current safety standards.

For properties in the conservation areas, special considerations apply. The high concentration of listed buildings means that any alterations or repairs must respect the building's historic character. Our surveyors understand these requirements and will flag any issues that might affect listed building status or require listed building consent. We also note the condition of traditional features like original sash and case windows, decorative stonework, and historic staircases that contribute to the area's character.

• Rising and penetrating damp
• Timber decay (wet rot, dry rot)
• Roof defects and leaks
• Crack movement and subsidence
• Outdated electrical systems
• Defective render and pointing