Buying a flat in Edinburgh: the heritage and repairs checklist

Most of us fall for a flat because of the light, the cornicing or the view. That's half the fun. But in Edinburgh a lot of flats sit in old tenements, in conservation areas or in listed buildings. That can change what you're allowed to alter and what you might end up paying towards shared repairs. Here's what to check before you offer, in order, with the official source for each step.

Check a street with the Flat Risk Check

1. Check the street

Use the Flat Risk Check to see whether the middle of the street falls in one of Edinburgh's 50 conservation areas, and which Historic Environment Scotland listed building records name it. The city has 10,108 listed building records in our data, and 3,743 Edinburgh postcodes have their centre point inside a conservation area. Streets can cross a boundary, so confirm the exact address on the council's interactive map.

In a conservation area? Read what a conservation area means when you buy.
In or near a listed building? Read buying a flat in a listed building.

2. Read the Home Report properly

mygov.scot explains that a seller or selling agent must give you a Home Report within nine days of you asking for it. It has three parts: a single survey and valuation, a property questionnaire and an energy report.

The single survey is based on a visual inspection by a chartered surveyor. It covers the home's condition and any repairs you may need to carry out. mygov.scot suggests that, if repairs are marked as urgent or needing future attention, you consider whether you can cope with the cost, and get estimates before going ahead.
The property questionnaire covers 16 categories, including alterations and extensions, specialist works or guarantees, and details of any notices that might affect the home.

3. Ask about shared repairs

In a tenement you share the upkeep of parts of the building with your neighbours. Where the title deeds don't say otherwise, the Tenements (Scotland) Act 2004 sets default rules: for example, the roof, external walls and foundations are usually shared, and decisions are made by majority vote of the flats. A repair bill agreed before you buy can sometimes pass to you as the new owner. Our guide to the Tenements Act for buyers explains how.

4. Check for statutory repair notices

The council keeps a property enquiry register of addresses subject to statutory notices. Look the address up on the council's register; the seller's solicitor can then make the formal enquiry (the council charges £78). Our guide to statutory repair notices walks through it.

5. Questions to ask before you offer

Take this list to the selling agent, your solicitor or your surveyor:

Is the building in a conservation area, or is it listed? Which category?
Have any alterations been made, such as new windows, and was consent given? (The property questionnaire covers alterations.)
Is there any common repair work agreed, planned or under way? Has a notice of potential liability for costs been registered against the flat?
Are there any notices that might affect the home? Is the address on the council's property enquiry register?
Is there a property factor or building manager, and is there a common insurance policy?
What does the single survey say about the roof, stonework, gutters and the common stair?

Most homes in Scotland are sold through a "blind bidding" system, with offers invited over or around a minimum price, as mygov.scot explains. That makes it worth doing these checks before the closing date, not after.

Not legal advice. This is a plain-English summary of official sources to help you know what to ask. Every property is different, so check the details with your solicitor, surveyor or the council before you rely on it.