RICS Level 3 Building Survey in EH25

A RICS Level 3 Survey gives the fullest inspection we offer for residential property. Our inspectors go through every accessible part of the building, from roof space and foundations to finishes and fittings inside. We look at walls, floors, ceilings, doors and windows, picking up obvious defects as well as hidden problems that could cost thousands to put right. The report sets out clear ratings for each element, from "good" to "urgent", so it is easy to see what needs attention first.

EH25 properties sit within an area shaped by local geology and environmental pressures, so our survey gives extra attention to subsidence risk, drainage, and older materials. We check how the property was built and whether alterations may have weakened the structure. In conservation areas such as Roslin, we also flag anything that could affect future works or mean listed building consent is needed.

Our surveyors draw on their knowledge of Scottish construction to spot issues that are common in this part of the country. That means looking for damage caused by clay shrink-swell soils in Midlothian, checking traditional stonework and lime mortar pointing, and watching for movement or structural stress. Where access allows, we also examine the roof structure, plumbing, electrical fittings and insulation. With older stone homes sitting alongside newer schemes, the team needs to be comfortable with both traditional Scottish methods and modern building practice.

Midlothian has a long coal mining history, and our surveyors are trained to pick up the signs of mining-related subsidence or unstable ground. That matters most for homes close to former mine workings, which are not always obvious from a walk-round outside. We look for cracking patterns in walls, uneven floors, and any evidence that the property has moved in the past, or is still moving, because of historical mining activity.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows and doors
• Chimneys and flues
• Drainage and gutters
• Extensions and alterations
• Energy efficiency elements

EH25 has a wide range of building styles, which reflects the way the area has grown over time. In Roslin village, many traditional properties are built from random rubble stone, using local stone quarried in the Midlothian area. These solid walls usually have no cavity and depend on lime mortar pointing to breathe properly. Many Victorian and Edwardian homes have natural slate roofs, often from Welsh quarries, although some buildings also used local Scottish slate.

After the war, construction changed quite a bit, and brick cavity walls became common from the 1930s onwards. A lot of semi-detached homes from this period have render on the outside, and that can hold moisture if it is not kept in good order. The "Wimpey Estate" development from the early 1970s brought more planned housing to Roslin, using typical 1970s methods that may include concrete tile roofs and system-built elements needing a different inspection approach.

More recent schemes such as Sinclair Gardens, Pentland Gardens, St. Margarets and St Clair Mews show how contemporary materials are being used locally. Taylor Wimpey homes at Sinclair Gardens are built in traditional brick and block with pitched roofs, while the St. Margarets development by Robertson Homes uses striking Victorian-style stonework to sit more comfortably within the local conservation setting. Our surveyors know these construction types well, so we know where the weak spots are likely to be.

Getting the construction type right is central to spotting defects properly. A traditional stone house does not call for the same checks as a modern cavity-wall home, and we apply that knowledge methodically. We record the construction type in the report and shape our advice around it, so the guidance is relevant whether the property is a 14th-century cottage or a brand-new detached home.

EH25 properties have a few environmental issues that we always consider. The local geology includes clay-rich soils formed from Carboniferous and Devonian age formations, with moderate to high shrink-swell potential. In dry spells these soils can shrink and contribute to subsidence, while in wet weather they swell and may lead to foundation heave. The result can be cracking in walls, especially where foundations are shallow.

Historical coal mining in Midlothian adds another layer of risk for buyers. The Midlothian Coalfield operated for centuries, and the super pit at Bilston near Dalkeith continued until 1989. Modern homes are usually designed with mining risk in mind, but older properties may still sit above former workings. Our surveyors look for signs of past subsidence, such as cracking, doors and windows that do not line up properly, and uneven floor levels that could point to mining-related ground movement.

Flood risk in EH25 is usually low, although properties close to the River North Esk in Roslin Glen need a closer look. Roslin Glen Country Park sits in the North Esk Valley, and low-lying land near watercourses can flood after heavy rain. Surface water flooding is also possible where drainage is poor, especially if hard standings or driveways have reduced the ground’s ability to absorb water. We assess drainage conditions as part of the survey and note any evidence of flooding or water ingress.

All of these factors mean a purchase in EH25 deserves proper scrutiny. Our surveyors give advice based on how the local conditions affect the specific property, using their knowledge of Midlothian throughout. Where the visual inspection suggests it, we may recommend extra work, such as a coal mining risk report or a drainage survey.

Several issues come up again and again in EH25 properties. Damp is especially common in older buildings, particularly those with solid walls or poor ventilation. Traditional stone homes in Roslin may suffer from rising damp or penetrating damp where the damp-proof course has failed or the pointing has broken down. We check for damp in walls, floors and roof spaces, then recommend the right remedial action. Cement-based mortars used on traditionally lime-pointed stonework can speed up deterioration by holding moisture inside the wall.

Structural movement is another regular finding, especially where homes sit on clay soils. Midlothian has a coal mining past, and although modern properties are usually designed with that in mind, older houses may still show settlement or subsidence. Our inspectors check walls, ceilings and door frames for cracks, gaps or movement that could suggest structural problems. Chimney stacks are also examined, as these can move in older properties because of their weight and the effect of ground conditions on the foundations.

Roof defects are often picked up, especially on properties with older slate or clay tile roofs. Missing or damaged tiles, worn flashings and blocked gutters can all allow water in and cause wider damage. Flat roofs, common on extensions and garage structures, have a limited life and often need replacing. Our survey covers all roof areas, including any flat roof sections, and records the condition of roof space insulation and ventilation.

Timber problems, including woodworm infestation and rot, are found in many properties across the area. Roof timbers are particularly exposed, especially where ventilation is poor or there has been a history of leaks. We inspect all visible timber for signs of decay or infestation, and we note any areas needing treatment or repair. We also check roof spaces for inadequate ventilation, since that can lead to condensation and timber decay over time.

Older homes throughout Roslin and the surrounding villages often show defective stonework and mortar pointing. Scottish winters bring a freeze-thaw cycle that can do serious damage to porous stone, so our surveyors look closely at both the stone units and the mortar joints. Where cement-based mortar has been used to repoint traditionally lime-pointed stonework, moisture can be trapped and the historic fabric damaged further, and we highlight any work that appears to have been done badly.

The Roslin Conservation Area, designated in 1972 and re-designated in 1996, covers a large part of the village and protects its historic character. It includes three separate zones, the south-east side of the village, Rosslyn Chapel and its setting, and Roslin Glen. Properties inside the area face stricter planning controls, and our surveyors know how conservation status shapes maintenance and renovation options. We note any features of historic significance and flag items that may need specialist advice or consent from Midlothian Council.

There are plans to extend the Roslin Conservation Area so that it includes the whole village that existed prior to 1970, which would bring more properties under conservation controls. Similar proposals are in place for Bilston, covering the earliest part of the village and areas linked to the Battle of Roslin. Our surveyors keep up to date with these proposals and can explain how they might affect your property. If you are buying somewhere that could fall within a future conservation area, we can talk through the implications.

Rosslynlee Hospital is Midlothian's largest Grade C listed building and is within the EH25 area. Listed properties need Listed Building Consent for most alterations, and our surveyors understand the restrictions that creates. We comment on the condition of historic features and point out where repairs may need consent. Knowing this before you buy helps you budget for future maintenance and any changes you may want to make.

The average property price in EH25, £383,188, represents a major commitment. A Level 3 Survey gives the most detailed assessment available, helping you buy with greater confidence and potentially saving thousands in repair bills later on. Our surveyors provide clear, unbiased advice so you know exactly what you are buying and what maintenance or repair work may be ahead. In a market where homes can move quickly, a thorough survey gives you the information needed to proceed confidently or negotiate well.

For properties in the Roslin Conservation Area, a Level 3 Survey is especially useful. The area includes a number of historic buildings, such as Rosslyn Chapel, Roslin Castle and older village properties that may need particular approaches to maintenance. Our inspectors understand the limitations of owning a home in a conservation area and can advise on matters that may affect what you plan to do with the property. We note features of historic or architectural significance and flag items that may need specialist advice, including consultation with conservation officers at Midlothian Council.

The Midlothian housing market has continued to grow steadily, with prices rising 5.5% in the area between April and June 2025. Across Edinburgh, the Lothians, Fife, and the Borders, average selling prices rose 5.1% year-on-year between September and November 2025. With 1,469 properties sold in EH25 over the last year, demand for homes in the area remains strong. A comprehensive survey helps you make an informed choice in a competitive market, giving you confidence in your purchase and some leverage if defects emerge.