RICS Level 2 Survey in EH32

A RICS Level 2 Survey, formally called a RICS Home Survey Level 2, is the most widely used professional property survey for conventionally built homes in reasonable condition. Our inspectors carry out a detailed visual inspection of the property, looking at all accessible elements. That covers the roof covering, chimney stacks, gutters, downpipes, external walls, windows, doors, internal ceilings, walls, floors, staircases, bathrooms, kitchens, and the visible parts of services including gas, electricity, and drainage.

The inspection stays non-invasive. We do not lift floorboards, open up walls, or move furniture. If our surveyor spots signs of something hidden, moisture staining behind wall cladding, for example, or an area of ceiling that has been recently replastered, they record it clearly in the report and recommend further specialist investigation. You get a full picture of what we found, along with the places where uncertainty remains.

Each element we inspect is given a condition rating using the RICS three-level system. Condition Rating 1 means the element is performing as expected and no action is required. Condition Rating 2 means repair or replacement is needed, but not urgently. Condition Rating 3 means there is a serious defect or significant risk that needs immediate attention. The ratings make it easier to pick out priorities and talk through the findings with your solicitor or the seller.

Included in our Level 2 report is a market valuation, prepared by the same RICS surveyor who carries out the physical inspection. That valuation reflects the property's condition on the day of survey, so if defects are identified, they are taken into account. The report also contains an insurance reinstatement cost estimate, which gives you a solid starting point when arranging buildings insurance ahead of completion.

• Detailed inspection of roof structure, covering, flashings, and chimneys
• Assessment of external walls, rendering, pointing, and damp-proof courses
• Internal inspection of all rooms, floors, ceilings, and party walls
• Review of windows, doors, staircases, and fitted kitchens and bathrooms
• Visual check of gas, electrical, water, and drainage services
• RICS three-level condition rating for every inspected element
• Market valuation reflecting current condition
• Insurance reinstatement cost estimate

EH32 has significant new build activity at two main locations. Longniddry Village is an active development with a range of house types, including The Blair, a three-bedroom cottage-style home, The Buchan, a two-bedroom semi-detached bungalow, The Hamilton, a four-bedroom detached modern country home, and The Dalziel, a five-bedroom home. These homes draw a wide range of buyers into the EH32 market, from first-time buyers to families looking to move up.

Blindwells, a large new settlement under development near Tranent in the EH32 postcode, includes Firth View, where brand new three-bedroom homes are available with developer incentives including deposit contributions and part exchange arrangements. Blindwells is planned as a major new community, with substantial residential development phased over several years.

For new build properties, a standard RICS Level 2 Survey is not usually the best fit. New builds are better suited to a snagging survey, which systematically picks out defects in the build finish and construction quality before legal completion. A snagging report gives you documented evidence to take to the developer, who is obliged to address legitimate defects under the NHBC Buildmark warranty or similar consumer protection schemes.

The RICS Level 2 survey works well for EH32 properties that are already established, usually properties over 10 years old in conventional construction and reasonable condition. If the home you are buying shows visible neglect, significant extensions, or non-standard construction, a RICS Level 3 Building Survey may provide more detailed information. Our team can advise when you request a quote.