RICS Level 3 Building Survey in EH12 5 Edinburgh

Our inspectors conduct a thorough examination of all accessible areas of the property, including the roof space, sub-floor areas, external walls, and internal joinery. In EH12 5, where we frequently survey properties in the West End conservation area and period conversions, we pay particular attention to the common defects found in older Edinburgh properties, including damp penetration through sandstone walls, timber decay in original floor structures, and the condition of traditional slate roofs.

The Level 3 Survey includes a comprehensive assessment of the property's structural integrity, examining load-bearing walls, floor joists, roof trusses, and any signs of movement or subsidence. Given that many properties in EH12 5 were constructed during the Victorian and Edwardian periods, our surveyors are experienced in identifying the specific issues that affect these age groups, such as settlement cracks, compromised lintels, and the condition of original cast iron rainwater goods.

We also assess the condition of services, including electrical wiring (where visible), plumbing, and heating systems, providing comments on their condition and any obvious safety concerns. Our surveyors photograph and document all significant defects found, providing you with a detailed report that includes clear photographs and specific recommendations for further investigations or repairs.

Additionally, we examine the boundaries and external areas, checking the condition of retaining walls (common on the sloping streets near Murrayfield), garden structures, and any shared areas that form part of the title. For tenement properties common in this area, we note the condition of common stairwells and any factors that might affect the jointly owned elements of the building.

• Structural walls and foundations
• Roof structure and covering
• Floor structures and joists
• Dampness and timber condition
• Windows and doors
• Chimneys and flues
• Plumbing and electrical visiblework
• External areas and boundaries

Properties in the EH12 5 area present specific challenges that our surveyors are trained to identify. The Victorian and Edwardian buildings common in this postcode often feature traditional sandstone construction, which, while durable, can suffer from penetrating damp, especially where original cementitious render has failed or where pointing has deteriorated over the decades. Our inspectors examine external walls carefully for signs of damp penetration, salt staining, and mortar degradation, particularly on north-facing elevations that receive less natural drying from sunlight.

Timber defects represent another significant concern in older EH12 5 properties. Original wooden floor joists and structural beams, often over 100 years old, may show signs of woodworm activity, dry rot, or wet rot, particularly in areas where dampness has penetrated over the years. We inspect accessible floor areas and roof spaces thoroughly, using our experience to identify areas where timber integrity may be compromised. In tenement buildings, the shared timber structure between floors means defects can affect multiple properties.

Roofing issues are frequently identified in our EH12 5 surveys. Traditional slate roofs, common on period properties, often have slipped or broken slates, deteriorated leadwork around chimneys, and corroded valley gutters. Given Edinburgh's exposure to wind and rain, these defects can lead to significant water ingress if not addressed. Our surveyors also check chimney stacks, which are a common feature on Victorian properties in this area and frequently show signs of deterioration including damaged flashings and deteriorating pointing.

Structural movement, while not always serious, is frequently observed in older properties throughout EH12 5. Minor settlement cracks are common in buildings of this age, but our surveyors are trained to distinguish between acceptable movement and signs of more significant structural problems that may require further investigation by a structural engineer. We pay particular attention to any signs of differential settlement, which can indicate issues with the foundations or ground conditions.

Parts of EH12 5 fall within the West End conservation area, which is known for its impressive Victorian architecture and numerous listed buildings. Properties in this area, including those on streets like Magdala Crescent and Eglinton Crescent, may be listed (including Category B-listed properties) and subject to additional planning constraints that affect what alterations owners can carry out.

Our surveyors understand the implications of listed building status and conservation area constraints. We note any features of architectural or historical significance and highlight where modifications may require listed building consent. This is particularly relevant for properties considering renovation or extension work, as restrictions can significantly affect future renovation costs and possibilities.

When surveying listed buildings in EH12 5, we pay special attention to original features such as decorative cornicing, original fireplaces, and period joinery. These features not only contribute to the character of the property but may also be protected under listing regulations. Our reports detail the condition of these elements and any concerns about their preservation or required maintenance.