Understand the visible renovation scope, likely cost drivers and questions to resolve before committing to a property in North Berwick.
Local questions to resolve before renovation
Exposure and repair specification
Exposure affects protection, timing and repair methods. Choose mortar and technique from the actual fabric, condition and exposure, with specialist advice where needed.
Slim-profile conservation sashes
Before ordering replacement windows, check the building’s status, proposed design and applicable local controls. Confirm which permissions or approvals are required. The specification and quantity of windows affect the construction price.
Shared roofs and the existing covering
Confirm shared repair responsibilities and assess the existing covering. Specify suitable repairs rather than assuming pantiles must be replaced with slate.
The 2026 conservation-area direction
East Lothian’s 2026 conservation-area Article 4 direction took effect on 26 February 2026. It removes specified permitted development rights, including for boundary walls and means of access to a road. It does not make every minor alteration subject to the same rule. National permitted development rules, the type of property and any planning conditions also matter. Listed building consent and building warrants are separate checks. Before budgeting or ordering, ask East Lothian Council which requirements apply to the address and proposed work.
What the pre-purchase feasibility check includes
The standard walkthrough reviews visible construction and the information available about the property, including homes you are considering buying. Concealed conditions remain unknown until investigated. Invasive investigation can be arranged and priced separately. This is contractor-led feasibility advice, not a structural survey, valuation or legal report.
A paid, structured assessment that gives you a written record before you commit.
The non-invasive walkthrough
Arranged around access availability. Before or after you make an offer, before is better. We review the visible renovation constraints and the information available about the property.
Planning questions and next checks
We review visible construction, available records, cost drivers and questions to resolve. Planning decisions, legal advice, valuation, structural assessment, specialist investigation and design remain with the relevant authority or appointed professional. Hidden conditions and a proposal’s acceptability are not established by the visit.
Realistic budget range
Based on current contractor and material costs. Where relevant, an assessment of the cost premium for heritage-standard materials and the additional requirements of working within a listed building or conservation area.
Written feasibility summary (PDF)
Delivery timing is agreed with you. The written summary includes plain-language findings and priorities, likely scope, cost drivers and questions for the appropriate professional.
Fee offset against project
The pre-purchase renovation walkthrough is a paid service, with the fee credited towards your project if you go ahead with Sweet Homes. We agree the fee and credit details with you before booking.
How the feasibility check works
Straightforward. You share the listing, we walk the property, you get a written record.
Get in touch with the listing
Share the property listing link and any photographs you have. If you have specific concerns about listed building status, conservation area constraints, or planning rules, bring those questions to the conversation. Send your enquiry by form or email. We will reply and arrange a follow-up call to talk through the project.
We agree the visit and fee
We agree the fee with you before booking the pre-purchase renovation walkthrough. We confirm the visit date around seller availability.
The non-invasive walkthrough
We walk the property with you, or alone if you cannot attend. We check the Home Report and available records, then confirm the implications for your proposed work with the appropriate professional.
Written summary
Your written summary records visible observations, construction scope, cost drivers and unresolved questions. Delivery timing is agreed, and the record is yours to share.
Renovation questions to consider
Repointing an exposed elevation
Assess the existing masonry, mortar and condition before choosing a repair specification. Allow for exposure, access, protection and suitable working conditions.
Repairs to a shared pantile roof
Confirm shared repair responsibilities and assess the existing pantiles. Establish the repair specification and access requirements rather than assuming replacement with slate.
Adding usable space to a coach house
Have your designer or engineer assess structure, stairs, headroom, fire precautions and approvals. Investigate a mezzanine or rooflight as an option, rather than an assured solution.
Preparing a property for an intended letting use
Define intended occupancy and the bathroom, kitchen, ventilation and storage requirements. Confirm planning and licensing before relying on the use and pricing the fit-out.
Ask about a feasibility walkthrough in North Berwick
Tell us about the property and what you would like to change. We can discuss the scope of a paid renovation walkthrough and agree the details before booking.
Where we cover around North Berwick
We advise customers at their properties in North Berwick. Our registered office handles registration and mail only; customers do not visit it. We cover North Berwick, the surrounding East Lothian coast, and the wider Edinburgh area.
Not sure if we cover your area? Call or email with the property address and we will confirm.
North Berwick feasibility check: things worth knowing
Set repairs from masonry, mortar, condition and exposure. Allow for access, protection and suitable curing conditions when planning the work.
Before ordering replacement windows, check the building’s status, proposed design and applicable local controls. Confirm which permissions or approvals are required. The specification and quantity of windows affect the construction price.
Confirm repair responsibilities and agreement arrangements. Assess the existing covering and suitable specification; conservation status alone does not require replacing pantiles with slate.
Have your designer assess structure, stairs, headroom, fire precautions and approvals. Investigate a mezzanine or rooflight as an option rather than an assured solution.
Check with East Lothian Council for your address and proposed work. The 2026 direction removes specified rights; national rules and planning conditions also matter. Listed building consent and building warrants are separate checks.
Define intended occupancy and fit-out needs, including bathrooms, kitchen, ventilation and storage. Confirm planning and licensing before relying on that use.
We agree the delivery timing with you. The PDF records visible findings, unknowns and likely cost drivers, and can be shared with your solicitor or another contractor.
Related services and nearby locations
Pre-purchase renovation consultancy
Renovation cost guide
What this actually costs you
The pre-purchase renovation walkthrough and written summary are a paid service. We agree the scope and fee with you before booking. You can take the written summary to any contractor. Sweet Homes may also quote for later work. The fee is credited towards your project if you go ahead with Sweet Homes. We agree the credit details with you before booking.
For the wider scope of the advice, see our renovation consultancy service.
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12-month workmanship warranty for construction work under a separate project contract; this does not cover the paid pre-purchase advice itself
Review figures checked 23 October 2026.
Guides before a local advice appointment
Read these general guides before asking about local renovation advice. The scope and appointment arrangements are agreed for your property.
What if the sale or property has special report or heritage requirements?
Ask your solicitor about the sale’s Home Report requirements and title matters. Ask your appointed architectural or conservation professional about the proposed work and the consent route. These are separate checks. Read the Home Report guide alongside the relevant professional advice.