RICS Level 2 Homebuyer Survey in Scottish Borders

The RICS Level 2 Homebuyer Survey, formerly known as the Homebuyer Report, is designed for properties in reasonable condition built within the last 150 years. Our inspectors examine the visible and accessible parts of the property, including the roof, walls, floors, doors, windows, and permanent fixtures. We assess the overall condition and highlight any defects that may affect the value or safety of the property.

During the inspection, our surveyors check for signs of damp, rot, structural movement, and any issues with the building's fabric. We examine the condition of the roof covering and flashing, the state of gutters and drainage, the condition of external walls and pointing, and the integrity of windows and doors. Inside, we assess walls, floors, ceilings, and staircases, along with built-in appliances if they are left in the property.

The survey includes a market valuation and insurance rebuild cost estimate, which is particularly useful if you are arranging a mortgage. We also provide a comprehensive summary of the survey findings using a traffic light rating system, making it easy to understand which areas require immediate attention and which are satisfactory. This detailed assessment helps you negotiate a fair price or request repairs before completing your purchase.

Our surveyors pay particular attention to issues commonly found in Scottish Borders properties, including the condition of traditional sandstone pointing, the state of slate or tile roofing common on older buildings, and any signs of movement in properties built on the clay soils that dominate parts of the region. We also check for evidence of previous alterations or extensions that may not have been properly detailed in planning records.

• Visual inspection of all accessible areas
• Damp and moisture assessment
• Roof condition and structure
• Wall and pointing condition
• Window and door functionality
• Floor and staircase inspection
• Electrical and plumbing visible checks
• Market valuation and rebuild cost

The Scottish Borders boasts a diverse housing stock, from historic stone cottages in conservation areas to modern developments. Many properties in the region date back to the 18th and 19th centuries, particularly in towns like Melrose, Jedburgh and Hawick where traditional sandstone construction is prevalent. These older properties often have character and charm, but they can also present unique challenges that only a qualified surveyor can identify.

Traditional Borders properties frequently feature solid wall construction, which can be more susceptible to damp penetration than modern cavity wall builds. The local geology and clay soils in parts of the Scottish Borders can also contribute to ground movement, potentially affecting foundations over time. Our surveyors know what to look for in these older properties, including signs of previous subsidence, structural movement, or alterations that may have compromised the building's integrity.

The region has seen increased property activity in recent years, with Galbraith reporting a 67% increase in sales in Q1 2025 compared to the previous year. Many buyers are relocating from Edinburgh, attracted by the Borders Railway and the opportunity to work from home while enjoying a more affordable lifestyle. Whether you are buying in the popular towns along the railway corridor like St Boswells and Tweedbank, or in more rural areas, a thorough survey protects your investment.

Properties along the river valleys, particularly near the Teviot and Tweed, may be affected by historical flooding or high water tables. Our surveyors are familiar with the local topography and will check for signs of water damage, dampness, or flood resilience measures that may be needed. We also note the condition of retaining walls and garden features that are common in the hilly areas around towns like Galashiels and Hawick.

• Older properties may have hidden structural issues
• Traditional stone construction requires specialist knowledge
• Ground conditions vary across the region
• Conservation area restrictions may apply
• Many properties have been altered over time
• Energy efficiency may be poor in older homes

Properties in the Scottish Borders reflect the region's architectural heritage, with traditional sandstone and whinstone construction dominating the older housing stock. Many cottages and terraced houses in towns like Kelso, Melrose and Selkirk were built using local stone, often with solid walls that lack the cavity space found in modern builds. This construction method, while durable, can be prone to damp penetration if the pointing or render deteriorates over time.

The region's older properties frequently feature traditional slate or stone tile roofing, which may have been repaired over the years with various materials. Our surveyors carefully assess the condition of roof coverings, checking for slipped tiles, damaged flashings, and the condition of roof space timbers. We also examine chimney stacks, which are a common feature on Borders properties but can suffer from deteriorated pointing or damaged flues.

Extensions and alterations are common in the Scottish Borders, where many properties have been enlarged over the years to accommodate growing families or changing needs. Our surveyors check for proper construction of these extensions and whether they have the necessary planning permissions and building warrant approvals. We also look for signs of structural movement that may indicate issues with foundations, particularly in properties built on the clay soils that are prevalent in parts of the region.

Windows and doors in traditional Borders properties often include single-glazed timber frames that may be in varying conditions. While some owners have upgraded to modern double or triple glazing, others retain original features that may be draughty or in need of repair. We assess the condition and functionality of all windows and doors, noting any rot, damage, or security concerns that may be present.