RICS Level 2 Survey in Muirhouse & Salvesen

Our RICS Level 2 Home Survey provides a detailed inspection of the property's condition, focusing on issues that could affect value or require future investment. The survey includes a thorough visual inspection of all accessible areas including walls, ceilings, floors, doors, and windows. We check the condition of the roof, examine the property's external fabric, and assess the condition of damp-proof courses, insulation, and drainage systems. For properties in Muirhouse and Salvesen, our surveyors pay particular attention to common issues found in Edinburgh's housing stock, including weathering on traditional constructions and any signs of movement in properties of varying ages.

The Level 2 survey is specifically designed for properties in reasonable condition, typically those built after 1900 using conventional construction methods. In Muirhouse, where we see a mix of modern developments like North Four by Urban Union alongside older housing stock, our inspectors assess each property according to its specific construction type and age. The report includes clear ratings for each element: Condition Rating 1 indicates no repair is needed, Condition Rating 2 highlights defects requiring attention, and Condition Rating 3 flags defects that require serious repair or investigation by a specialist. This clear rating system helps you prioritise any work needed and budget accordingly.

We examine the property's services including electrical installations, heating systems, and water supply connections. Our surveyors note the approximate age of visible wiring and pipework, identifying any components that appear outdated or may not meet current regulations. In Salvesen Gardens particularly, where many properties are close to the Western General Hospital and may have been used for rental purposes, we pay extra attention to the condition of fixtures and fittings that may have experienced higher than normal occupancy. For flat owners in Muirhouse, we also consider the condition of shared elements and any management company arrangements that might affect your investment.

Edinburgh's geography presents specific considerations for property surveys. While Muirhouse and Salvesen are not in high-risk flood zones, our surveyors still check for signs of previous water ingress or drainage issues, particularly in properties with flat roofs or complex rooflines. We also examine the condition of any retaining walls, which are common in this hilly area of Edinburgh, and check foundations for signs of movement that can occur in areas with varying ground conditions.

• External walls, roof structure, and chimneys
• Windows, doors, and joinery
• Dampness and timber decay
• Electrical and gas services
• Insulation and ventilation
• Boundaries, driveways, and outbuildings

The Muirhouse and Salvesen area presents a diverse housing landscape that benefits from professional survey input. Property prices here have shown strong growth, with Muirhouse prices increasing by 8% over the past year and Salvesen Crescent seeing a remarkable 28% rise. Despite this growth, Salvesen prices remain 43% below their 2023 peak of £380,000, suggesting some properties may be available at competitive prices but require careful due diligence. A Level 2 survey helps you understand exactly what you are purchasing and factor any repair costs into your decision, whether you are a first-time buyer or an experienced investor.

The area's housing stock varies significantly in age and construction type. While newer developments like North Four at Muirhouse Green offer contemporary builds with modern materials from Urban Union, with prices starting from £300,000 for a three-bedroom terraced home, other properties in Salvesen Crescent were originally constructed for retired lighthouse keepers and feature unique architectural characteristics. This mix means that potential issues can vary dramatically between properties, from typical new-build snagging concerns in modern developments to age-related defects in traditional constructions. Our surveyors understand these local variations and tailor their inspection approach accordingly, ensuring every property receives the attention it deserves.

Salvesen Gardens sits conveniently close to the Western General Hospital, making the area popular with healthcare professionals. Many properties here may have been subject to rental use or high occupancy levels, which can lead to accelerated wear and tear on fixtures, fittings, and mechanical systems. Our Level 2 survey identifies such issues, giving you a realistic picture of maintenance requirements and helping you budget for any immediate repairs. Similarly, properties in Muirhouse that have been recently renovated are checked to ensure work has been carried out to appropriate standards, with particular attention paid to any loft conversions or extensions that may have been completed.

The mix of property types in Muirhouse also means different considerations apply. Flats dominate the Muirhouse market with an average price of £154,598, and our surveys specifically address issues relevant to flat ownership, including the condition of shared areas, service charge amounts, and any cladding or fire safety considerations that may affect the building. Terraced properties, averaging £273,866 in Muirhouse and £265,000 in Salvesen, are checked for boundary wall conditions and potential issues with shared drainage. Understanding these specific factors helps you make an informed decision about your purchase.

Your RICS Level 2 Survey report follows a consistent format that makes it easy to understand the property's condition. The report begins with a clear summary of the overall condition rating and key issues that require attention. Each section of the property is then addressed individually, with Condition Rating 2 issues highlighted to indicate where repairs or further investigation are needed. The summary also includes our opinion of the property's market value and a reinstatement figure for insurance purposes, giving you complete information for your purchase decision.

For Muirhouse property buyers, the report will flag any issues relevant to the property type. Flats, which dominate the Muirhouse market with an average price of £154,598, receive specific attention to shared areas, service charges, and any cladding or fire safety considerations. We check the condition of communal doors, entrance halls, and any shared outdoor spaces, as well as reviewing any management company documentation that may be available. Terraced properties, averaging £273,866 in Muirhouse, are checked for boundary wall conditions and potential issues with shared drainage that are common in this type of property.

We include priority recommendations for each defect identified, helping you understand which issues are urgent and which can be planned for over time. The report uses a clear traffic-light system, with red highlighting serious defects that require immediate attention, amber indicating defects that should be addressed soon,, and green showing areas in satisfactory condition. This makes it easy to see at a glance which issues need the most urgent attention. The report also includes guidance on what further investigations might be advisable, such as contacting a structural engineer or a damp specialist if we identify areas of concern.

One of the most valuable aspects of the Level 2 survey is the advice and guidance section, where our surveyor provides professional insight into the property based on their experience. This might include recommendations for future maintenance, advice on any planning or building warrant considerations, or guidance on how any defects might affect the property's value. For properties in Muirhouse and Salvesen, this local knowledge is particularly valuable given the mix of property ages and types in the area.

Our experience surveying properties throughout Muirhouse and Salvesen means we know the common issues that affect homes in this area. In older properties, particularly those in Salvesen Crescent built decades ago, we frequently encounter damp issues caused by failed damp-proof courses or inadequate ventilation. The traditional construction methods used in these properties, while solid, can suffer from moisture penetration if maintenance has been neglected. Our surveyors use thermal imaging equipment to identify areas of damp that may not be visible to the naked eye.

In newer properties, particularly those in the North Four development at Muirhouse Green, we often identify typical new-build snagging issues. These can include minor cracks in plasterwork caused by drying shrinkage, sealant failures around windows and doors, and minor defects in finishings that are common in recently constructed properties. While these are typically not serious, identifying them before you complete the purchase means you can request the developer addresses them as part of your snagging process.

Flat roofs are a common feature in Muirhouse properties, and our surveyors pay particular attention to their condition. Flat roofs have a limited lifespan and can develop leaks that may not be immediately obvious during a viewing. We check the condition of the roof covering, look for signs of previous repairs, and assess the adequacy of drainage. For properties with flat roofs, we recommend budgeting for eventual replacement, and our report will give you an indication of the remaining lifespan.

In properties with electric heating or older electrical installations, we frequently identify outdated wiring that does not meet current regulations. This is particularly common in rental properties in the Salvesen Gardens area, where installations may not have been updated for some time. Our survey includes a visual inspection of the electrical consumer unit and visible wiring, and we note any areas of concern that should be inspected by a qualified electrician before you move in.