RICS Level 2 Survey in New Town, Edinburgh

Our RICS Level 2 Home Survey provides a detailed inspection of the property's condition, focusing on all major accessible areas including the roof space, walls, floors, windows, doors, and plumbing and electrical systems. For New Town properties, this means our inspectors specifically examine the condition of traditional sandstone masonry, checking for signs of spalling, erosion, and previous repair work that is common in properties over 100 years old. We understand how Edinburgh's characteristic Craigleith and Hailes sandstones weather over time and can identify when deterioration requires urgent attention.

The survey includes a thorough assessment of damp levels using moisture meters, with particular attention to rising damp and penetrating damp issues that frequently affect solid stone walls in Edinburgh's tenement buildings. Our inspectors examine internal walls for staining, peeling wallpaper, and mould growth that may indicate ongoing damp problems. We also assess ventilation provisions, as modern living patterns with reduced airflow often clash with traditional construction methods designed for different occupancy levels, leading to condensation issues in tenement flats.

We inspect timber elements for signs of rot and woodworm, examining wooden floorboards, skirtings, and any visible timber in the roof space. Our surveyors check the condition of sash and case windows, which are characteristic of Georgian and Victorian properties in the area, assessing their operation, seals, and any evidence of decay in the timber frames. We also assess the roof structure including any visible defects to slate tiles, flashings, and chimney stacks. Edinburgh City Council has reported a significant rise in falling masonry incidents from sandstone tenements, so we pay particular attention to stonework, cornices, and decorative features that could pose a safety risk.

For properties in New Town, we pay special attention to the condition of shared elements in tenement buildings, as these can significantly affect your ongoing costs and responsibilities as a leaseholder. This includes common stairwells, the roof structure, and any shared drainage. The report will also flag any potential issues with outdated electrical wiring or plumbing that is common in properties that have not been modernised for several decades. We examine the consumer unit, socket outlets, and visible wiring to identify potential fire hazards or non-compliance with current regulations.

• Visible signs of damp and rot
• Condition of roof and chimneys
• Wall and ceiling cracking
• Window and door operation
• Electrical and plumbing basics
• Timber frame condition

The Georgian and Victorian properties that dominate the New Town and Broughton area present specific challenges that our surveyors are trained to identify. Damp is one of the most common issues, with solid sandstone walls particularly susceptible to rising damp and penetrating damp, especially where original lime mortar pointing has been replaced with cement-based mortars that trap moisture. Condensation is also prevalent in tenement flats where modern living patterns with reduced ventilation clash with traditional construction methods designed for different occupancy levels. Our surveyors use moisture meters to assess damp levels and can distinguish between different types of damp to determine the most appropriate remediation.

Roof conditions require careful assessment, with many New Town properties featuring original slate roofs that are now over 100 years old. Our inspectors check for slipped or cracked slates, deteriorating ridge mortar, and condition of lead flashings around chimneys and valleys. The Georgian and Victorian roofs in this area often have complex detailing with multiple valleys and penetrations that can be prone to water ingress. We also examine chimney stacks, which are a common source of leaks and can pose a safety risk if their condition has deteriorated. Edinburgh's climate, with its frequent rain and frost, accelerates wear on these traditional roof systems.

Outdated electrical wiring and plumbing are frequently identified in older properties. Many New Town homes still contain original or early 20th-century electrical installations that do not meet current regulations, and some properties may still have lead water pipes. These issues can represent significant remediation costs that your survey report will highlight, allowing you to factor them into your purchase decision or negotiate with the seller. We inspect the consumer unit, test a selection of socket outlets, and examine visible pipework to identify potential hazards that require attention from qualified electricians and plumbers.

Structural movement is sometimes evident in older properties, manifesting as cracks in walls, uneven floors, or doors that do not close properly. Our surveyors assess the nature and cause of any movement, distinguishing between minor settlement issues that are common in older buildings and more serious structural concerns that may require further investigation by a structural engineer. We examine crack patterns, measuring width and monitoring their progression over time where possible. Properties built on the sloping terrain of the New Town may have specific movement patterns related to foundation conditions that require particular attention.

Energy efficiency is another important consideration for New Town properties. Many Georgian and Victorian buildings lack modern insulation and feature single-pane sash windows that result in significant heat loss. Our surveyors note the general energy efficiency of the property and flag any obvious issues that may affect your ongoing running costs. While a full EPC is a separate assessment, our survey provides an indication of where improvements might be needed to bring the property up to modern standards of comfort and efficiency.