RICS Level 2 Survey in EH44

We recommend a RICS Level 2 survey for properties in reasonable condition that were built using conventional materials and methods. It covers all accessible and visible parts of the building, from the roof down through the walls, floors, windows, and services, and gives each element a condition rating of 1 (no repair needed), 2 (repair needed but not urgent), or 3 (urgent action required).

According to Scotland's Census 2022 data, homes in EH44 are split between 27.6% terraced, 26.6% detached, 26.1% semi-detached, and 19.7% flats. A large share of the local stock dates from before 1919 and was built in solid stone with slate and lime mortar, so it takes specific knowledge to assess properly. A standard visual inspection does not go far enough here.

Innerleithen sits with both the River Tweed and the Leithen Water running through it, which leaves properties in lower-lying spots exposed to genuine river flooding risk. During our inspections, we note visible flood risk indicators and, where needed, advise on further environmental searches so buyers have a fuller picture before they commit.

There is also new-build activity in EH44, including the Caerlee Mill scheme by Whiteburn Projects on the historic Caerlee Mill site in Innerleithen, with 2, 3, and 4-bedroom homes from £235,000. Even where a newer home is less likely to need structural remediation, a Level 2 survey can still pick up construction defects before the developer's warranty period runs out.

• Properties in the Innerleithen Conservation Area often have specific restrictions on alterations
• Solid stone walls can mask internal damp that only a trained eye will spot
• Older slate roofs in EH44 typically need assessment for slipped slates and decaying sarking
• Victorian terraces may share drainage or structural elements that affect repair liability
• Energy efficiency is often poor in pre-1919 stone properties without modern insulation

Most properties in the Innerleithen Conservation Area date from the 19th century and were built with snecked whin stone, sandstone, harling (render), stone quoins, and slate. That is a very different form of construction from modern brick or timber-frame housing, and the defects we expect to see in stone buildings do not follow the same pattern as those found in cavity-wall homes.

Solid stone walls take in moisture and release it slowly, which is why a house can seem dry during a viewing while still holding significant damp within the wall fabric. Our surveyors use moisture meters to pick up elevated readings that might otherwise be missed. Spotting damp in solid stone walls at survey stage can save buyers thousands in remediation costs after purchase.

Harling, the traditional Scottish lime render coat applied to stone walls, tells us a lot. It protects the masonry, but it is also a useful indicator, because cracked or blown harling, or areas replaced with cement-based render, can trap moisture behind an impermeable surface. We look closely at the render system and record any sections where intervention is needed.

Particular care is needed with properties in the Innerleithen Conservation Area and elsewhere in the wider EH44 postcode if they are individually listed. There are currently 19 listed properties within the amended Conservation Area, along with two Scheduled Monuments, the Cross Shaft at Innerleithen Parish Church and the Innerleithen Roman Camp. Where relevant, we flag listing status in our report and recommend a Level 3 Building Survey if that is the better fit.

• Solid stone walls require different moisture assessment techniques than cavity walls
• Lime-based mortars and renders need lime-based repairs - not cement
• Sash and case windows are common and may need specialist draught-proofing
• Traditional flooring such as flagstone and suspended timber can be affected by rising moisture
• Stone boundary walls and outbuildings are assessed as part of our inspection

Much of Innerleithen's historic town centre sits within the Innerleithen Conservation Area, including the High Street, Leithen Road, and parts of Traquair Road, Waverley Road, Horsbrugh Street, and Pirn Road. Properties there are subject to extra planning controls, so changes such as replacement windows or extensions will usually need prior approval from Scottish Borders Council.

Inside the amended Innerleithen Conservation Area, there are currently 19 listed properties. Individually listed buildings, commonly Category B or Category C in the Scottish heritage system, bring strict obligations around repair and alteration. Any work should use appropriate traditional materials and methods, and our Level 2 survey will often pick up inappropriate repairs carried out by previous owners.

For homes in the Conservation Area, or for individually listed buildings, we would usually point buyers towards a RICS Level 3 Building Survey rather than a Level 2 survey. A Level 3 survey goes further, with access to roof voids and subfloor spaces, detailed narrative reporting, and repair advice suited to historic materials such as lime mortar, traditional stone, and original joinery.

EH44 contains two Scheduled Monuments, the Cross Shaft at Innerleithen Parish Church and the Innerleithen Roman Camp. Both are nationally protected, and development near either site is subject to consultation with Historic Environment Scotland. If the property being purchased is close to one of them, we note that in the survey report.

• Conservation Area status restricts unapproved alterations to the external appearance of buildings
• Listed Building Consent is required before any works are carried out to a listed building
• Unauthorised works to listed buildings can result in criminal liability for the owner
• Previous owners may have carried out unlisted works that need to be disclosed in a sale
• Our surveyors flag Conservation Area and listing status in every EH44 survey report

Nationally, a RICS Level 2 survey costs around £455 on average, with typical prices between £416 and £639 depending on property type and value. For homes valued above £500,000, including larger detached properties in EH44 where the average detached price is £530,958, costs tend to average around £586. Flats and smaller terraced homes at the lower end of the EH44 market usually sit nearer the lower end of the range.

Not every surveying firm prices in the same way. Our online quote tool gives an instant price for a specific EH44 property using its estimated value and type, and there are no hidden fees. The quoted figure covers the inspection, the written report, and a post-report phone call with our surveyor.

A Level 2 survey is often one of the more cost-effective parts of a purchase. If we identify a Condition 3 issue, for example serious roof deterioration, significant damp penetration, or a defective drainage system, buyers can use that evidence to renegotiate the price or ask for repairs before completion. In many cases, the survey fee is recovered through the reduction agreed after the findings come to light.

• Properties under £200k: national average survey cost around £384
• Properties between £200k and £500k: survey typically costs £416 to £586
• Properties above £500k (including many EH44 detached homes): survey typically £586 and above
• Flats and smaller properties are at the lower end of the pricing range
• Larger detached homes may cost more due to increased inspection time and surveyor liability