RICS Level 2 Survey in EH30

Across the UK, the RICS Level 2 Homebuyer Survey is the survey buyers choose most often. Our qualified RICS chartered surveyors make a careful visual inspection of every accessible part of the property, from the roof space and chimney stacks through each room and out to the drainage and external areas. In the report, we use a three-point condition rating, Condition Rating 1 (no repair needed), Condition Rating 2 (repair or replacement needed but not urgent), and Condition Rating 3 (urgent repair or replacement required), so the findings are set out clearly and are easy to follow.

Level 2 suits conventional homes that are in broadly good condition, usually those built with standard construction methods after 1950. In EH30, that generally means the post-war and modern housing around South Queensferry and across the wider EH30 area, including newer properties at Forthview on Ferrymuir Gait and Cala Homes' Rosebery Wynd development. Where a property is older and stone-built, especially on or around South Queensferry's historic High Street, our surveyors may recommend that a RICS Level 3 Building Survey is the better fit.

We can also add a market valuation and an insurance rebuild cost assessment to our Level 2 survey. The valuation gives an independent view on whether the asking price looks fair, which is useful in a market where EH30 sub-postcodes have moved in different directions over the past year, with some down on last year and others up. The rebuild cost figure is there to help you insure for the true cost of reconstructing the property, rather than simply its market value.

From the historic centre of South Queensferry to the rural ground around Dalmeny estate, we cover the whole EH30 postcode. Our surveyors are used to the mix of homes here, from older coastal stone properties on the waterfront to newer detached houses in estates on higher ground. We carry out Level 2 surveys across the area for buyers at every price point.

Our RICS Level 2 Survey in EH30 follows the standard RICS Home Survey Level 2 format. We inspect the property element by element, covering the main structural and condition points and assigning a condition rating as we go. Each item in the report is tied back to the relevant part of the building, so it is straightforward to see what needs attention and how urgent that attention is.

On coastal and waterfront homes around South Queensferry, we pay close attention during the external inspection to what salt air and exposure can do to building materials. In these conditions, stone and render often wear faster, and elevations facing the weather can look very different from more sheltered sides. We assess the pointing, the state of the render, the effectiveness of window and door seals, and how well the drainage and rainwater goods are performing in that setting.

Roofs get a thorough look. We inspect the covering, the structure and associated parts such as chimney stacks, flashings and rainwater goods. In South Queensferry, where many older buildings follow traditional Scottish construction with slate roofs, chimneys and stone parapets, that part of the survey is often especially revealing. Inside, we inspect all accessible rooms and spaces, taking moisture readings at floor and wall level throughout. We also check heating systems, plumbing and visible electrical installation, and look for signs of structural movement.

Visible signs of alterations, extensions or repairs are recorded as well, along with our view on whether the work appears to have been carried out properly. In South Queensferry's historic core, that might include changes to windows, doors or the exterior that should have had planning consent in a conservation area. Where we see that kind of issue, we flag it for your solicitor to check, because it can affect legal title, insurance and future resale.

• Roof covering, structure, and chimney stacks
• External walls, pointing, and render condition
• Weather exposure and salt air effects on external surfaces
• Windows, doors, and seals
• Internal rooms and spaces including roof void
• Damp and moisture readings throughout
• Evidence of structural movement and cracking
• Plumbing, heating, and drainage
• Visible electrical installation condition
• Evidence of unapproved alterations in conservation areas

South Queensferry's coastal, historic setting brings a set of condition issues that we see regularly in EH30. Older stone-built homes on and around the High Street face salt-laden air from the Firth of Forth, and that speeds up the decay of pointing, render and metal fixtures. Once pointing has failed, moisture can get into solid masonry walls, and dampness in stone construction is rarely quick or cheap to put right. We inspect external masonry carefully for weathering, spalling and failed joints.

In older EH30 properties, roof condition comes up again and again. Traditional Scottish construction often uses natural slate, which can last very well if maintained properly, but over time there is usually a need for periodic re-slating, replacement flashings and attention to the lead work at valleys and abutments. Chimney stacks are another regular trouble spot, with pointing on chimney heads deteriorating through exposure and failed flashing at the base often letting water into the roof space. We inspect all accessible roof elements with care and use moisture meters to pick up damp that may have travelled into the roof space or upper walls.

Post-war homes in EH30, especially those built from the 1950s to the 1980s as the town expanded beyond the historic core, tend to show a different and more familiar set of defects. Cavity wall construction from this period can be affected by failed wall ties, a concern that is usually greater in exposed coastal positions than inland. Cavity wall insulation added later can also cause damp where the original cavity was too narrow or the installation was poor. Flat-roof extensions are another common issue, often added at ground-floor level and often reaching the end of their serviceable life before the main structure does.

Across EH30, pre-1970s properties often raise questions about the electrical installation. Older wiring may fall short of current safety standards, and in some cases lenders will want updating before they proceed. We report on the visible condition of electrical components and, where wiring appears dated, recommend an Electrical Installation Condition Report (EICR) by a qualified electrician. Damp is still the single most common finding in older homes, whether it appears as rising damp through floors, penetrating damp through walls or condensation linked to poor ventilation, and we identify and rate all moisture-related issues in the report.

• Salt air and weather exposure affecting external masonry
• Failed pointing in stone and rubble-built walls
• Deteriorating natural slate roofs and chimney flashings
• Rising and penetrating damp in older properties
• Cavity wall tie failure in exposed post-war construction
• Flat-roof extensions past their design life
• Outdated electrical wiring in pre-1970s properties
• Condensation and inadequate ventilation