In-depth structural surveys for Glasgow's sandstone tenements, Victorian villas, and period conversions
Regulated
Our RICS surveyors assess Glasgow tenements every week, from red sandstone in Dennistoun to blonde sandstone in Hyndland. Glasgow has over 77,000 pre-1919 homes - roughly a quarter of the city's entire housing stock. The vast majority are red or blonde sandstone tenements built during the city's Victorian and Edwardian industrial boom. These buildings share a distinctive set of structural vulnerabilities: sandstone that erodes under Glasgow's heavy rainfall, embedded iron fixings that rust and crack the masonry, and shared roofs where one owner's neglect can affect the whole block. Our RICS Level 3 Building Survey examines these issues in the detail that Glasgow's older properties demand.
£192,000
Average House Price
77,000+
Pre-1919 Homes
Sandstone tenement stock
From £530
Level 3 Survey Cost
Glasgow pricing
1,800+
Listed Buildings
Across 25 conservation areas
Glasgow's building stock presents a distinct combination of risks. Sandstone - the softest natural building stone - absorbs water readily, and Glasgow receives around 1,370mm of rain each year across 200 or more wet days. That sustained moisture exposure accelerates stone decay, particularly where original lime mortar has been replaced with hard cement pointing that traps water inside the masonry. Add corroding iron cramps embedded in the stonework, shared close walls carrying loads from multiple flats, and roofs where maintenance has been split across several owners with different priorities, and you have a property type that rewards thorough investigation.
Scottish sellers already provide a Home Report containing a Single Survey (broadly equivalent to a Level 2). That report covers visible defects using a condition rating system, but it doesn't open up floors, trace the source of damp behind walls, or assess how the building's structure has performed over 100-plus years. A Level 3 survey goes further - the surveyor lifts floorboards where accessible, inspects roof voids, checks behind service runs, and produces a full structural narrative. For a pre-1919 Glasgow tenement, that deeper inspection is the difference between spotting a surface crack and understanding whether the building is moving.
Source: Scotland's Census 2022. Glasgow has the highest proportion of flats of any UK city.
A Glasgow City Council survey of 500 pre-1919 tenement properties found that 5% were in a state of serious disrepair, with stone decay the leading cause. Replacing even a single sandstone facade section can cost £20,000-£50,000, and where cement re-pointing has trapped moisture for decades, the damage may extend through the full wall thickness. Only the most thorough survey level - Level 3 - assesses stonework condition in detail and identifies decay that a visual-only inspection would miss.
| Survey Type | Glasgow | National Avg | Difference |
|---|---|---|---|
| RICS Level 3 | From £530 | From £619 | -£89 |
| RICS Level 2 | From £340 | From £395 | -£55 |
| Valuation Only | From £210 | From £250 | -£40 |
RICS Level 3
Glasgow
From £530
National Avg
From £619
Difference
-£89
RICS Level 2
Glasgow
From £340
National Avg
From £395
Difference
-£55
Valuation Only
Glasgow
From £210
National Avg
From £250
Difference
-£40
Prices based on average 3-bed property. Scottish prices lower than national average but tenement surveys can take longer due to shared-access inspections.
The RICS surveyors we work with in Glasgow deal with the city's sandstone tenements week in, week out. They can read the condition of blonde and red sandstone facades, spot the early signs of iron cramp corrosion before it cracks a lintel, and assess whether shared close walls and roof structures are being maintained adequately. They also understand the Scottish property system - including the factoring arrangements, title deed obligations, and Tenement Management Scheme provisions that affect repair responsibilities.
Fill in the property details - address, type, approximate age, and number of bedrooms. You'll get a price immediately. If the property suits a Level 3 survey, you can book and pay online. We'll contact the seller or their agent within 24 hours to arrange access.
A local RICS surveyor inspects the property. For a typical Glasgow sandstone tenement flat, expect the visit to take 3-5 hours. The surveyor will examine the external stonework, shared close and stairwell, roof void (where accessible), and the internal structure of your flat. Larger properties or Victorian villas with gardens and outbuildings may require a full day.
The written report arrives within 2-6 working days. It covers structural condition, defects found, repair cost guidance, and recommendations for your solicitor. Our bookings team can walk you through anything in the report and help arrange follow-up specialist inspections if needed.
In Scotland, sellers must provide a Home Report before marketing a property. This includes a Single Survey (similar to a Level 2) and a valuation. For newer, straightforward homes, that may be enough. But for pre-1919 Glasgow tenements - where stone decay, shared structural elements, and decades of piecemeal repairs are common - the Home Report won't go deep enough. The deeper Level 3 inspection opens up the building fabric and investigates defects that a visual survey cannot detect.
A mortgage valuation confirms the property is worth the agreed price. It says nothing about whether the sandstone is decaying behind the render, whether the shared roof needs a £30,000 repair split between eight owners, or whether the close walls have structural cracks hidden behind plasterwork. With Glasgow's average property price at £192,000, a Level 3 survey - typically £530 to £900 for a tenement flat - represents a small fraction of your purchase. Sandstone facade repairs on a single tenement elevation can run to £50,000 or more. Replacing a shared tenement roof costs £25,000-£60,000. Catching these problems before you buy is what the Level 3 survey is designed to do.
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Glasgow Level 3 surveys start from around £530 for a standard 2-bed tenement flat. Prices rise with property size and value - expect £700-£900 for a larger tenement flat or a Victorian villa, and upwards of £1,000 for substantial detached properties. Glasgow prices sit below the national average of £619 for a standard survey, though tenement inspections often take longer than a typical house due to the shared structural elements that need assessing.
Yes. Your surveyor will inspect the common areas that affect your flat - the close (entrance and stairwell), the shared roof structure, and any communal walls. The report will note the condition of these shared elements and flag any repair liabilities you'd be taking on as an owner. Under the Tenements (Scotland) Act 2004, flat owners share responsibility for the roof, foundations, and external walls, so knowing the condition of these elements before you buy is essential.
For a typical Glasgow tenement flat, the on-site inspection takes 3-5 hours. The surveyor needs to assess both the internal structure of your flat and the shared elements - close, stairwell, roof void, and external stonework. A larger property, such as a four-storey end-terrace tenement or a Victorian villa in areas like Hyndland or Pollokshields, may take 5-7 hours. The written report follows within 2-6 working days.
The Home Report provided by the seller includes a Single Survey, which is a visual inspection similar in scope to a Level 2. It rates elements on a condition scale of 1-3 but does not open up the building fabric or trace the source of defects. For a modern property in good condition, the Home Report may be sufficient. For a pre-1919 Glasgow tenement - where stone decay, damp penetration, and hidden structural defects are common - a Level 3 survey provides the deeper investigation you need to make an informed purchase decision.
The seller pays for the Home Report, not the buyer. Home Reports in Glasgow typically cost the seller £300-£600, depending on the property size and the surveyor chosen. As a buyer, you don't pay for the Home Report - but you can request a copy. If you want greater assurance than the Home Report provides, particularly for an older tenement with stone decay risks, you can commission an additional Level 3 survey at your own cost from £530.
Sandstone decay is one of the primary concerns in Glasgow's tenement stock, and your Level 3 surveyor will assess the external stonework for erosion, delamination, and sugaring. They will also check for inappropriate cement pointing - a common past repair that traps moisture and accelerates stone breakdown from within. Where access allows, the surveyor examines embedded iron cramps and fixings that can rust and crack the surrounding stone. The report will include repair recommendations and cost guidance for any stonework defects found.
Most surveyors take 1–2 days to quote.
We'll price your survey in seconds.
We'll price your survey in seconds.
Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
