Roughcast and render repairs in Edinburgh

The short answer

Roughcast (harling) and render protect the wall behind. When it cracks, blows or sounds hollow, water gets in and cannot get out, which shows as internal damp. Repair means cutting back to sound material, re-rendering in a compatible mix and, on traditional buildings, using lime rather than cement. Colour matching a patch is difficult, so many jobs end up as a full elevation.

What is different in Edinburgh

• Traditional lime harling is common on older rubble-built property across the Lothians, in villages such as Cramond, Dalkeith and the East Lothian coast.
• Post-war housing across West Lothian and Edinburgh's suburbs is typically cement rendered and can be repaired conventionally.
• Exposed coastal and high-lying elevations weather render fastest, particularly on south-west facing walls.
• Conservation-area colour schemes in some Lothians villages restrict the finish colour you can use.

What the work involves

Tapping the surface to identify hollow areas, cutting back to sound render, re-keying, applying base and finish coats in a matching mix and texture, and painting or leaving self-coloured depending on the original finish.

Rules and consents in Scotland

Like-for-like repair needs no warrant. Changing finish or colour on a listed building or in a conservation area can need consent, and adding external wall insulation under a new render is a separate matter that does need building standards approval.

What commonly goes wrong

Cement render over a solid stone or rubble wall that was originally lime harled — it cracks, traps water and often causes worse damp than it prevented.

What it usually costs

Indicative ranges only, to help you judge a quote. They are not an estimate for your property — only the business doing the work can give you that.

• Patch repairs are cheap in isolation but rarely match the surrounding texture and colour.
• Full elevation re-render costs considerably more but gives a uniform finish.
• Lime harling on a traditional building costs more than cement render and needs suitable weather.
• Scaffolding for anything above ground-floor level is a significant part of the cost.

What to do, in order

1. 1Tap the surface to map hollow and blown areas before pricing.
2. 2Establish whether the original finish is lime harl or cement render.
3. 3Decide between patching and a full elevation on appearance grounds as well as cost.
4. 4Check consent requirements for listed and conservation-area property.
5. 5Schedule for mild, frost-free weather, especially for lime.
6. 6Allow the render to cure before painting with a breathable coating.

When you need a professional

A rendering contractor for modern render, or a lime plasterer or stonemason for traditional harling. A surveyor helps where cracking may indicate movement rather than a surface defect.

Common questions

Can I paint over cracked render?

Painting hides cracks briefly but water continues to enter. The cracks need to be repaired first.

What does roughcast and render repairs cost in Edinburgh?

Edinburgh labour rates sit above the Scottish average, and access is the other cost driver: tenement stair access, scaffolding on a busy street and parking permits all add to a quote. Get three written quotes for the same specification before comparing prices.

How do I find a reliable business for roughcast and render repairs in Edinburgh?

Check the business is trading locally, ask for recent Edinburgh addresses you can look at, confirm public liability insurance and any trade registration, and get the quote in writing. Lothian Property lists independent local businesses and passes your enquiry on with your permission — we do not carry out the work ourselves.

Related pages

• Stonework and repointing

  Sandstone indenting, lime repointing and why cement mortar damages period walls.

• Damp problems

  Telling penetrating damp, condensation and rising damp apart before spending money.

• Exterior painting and decoration

  Protecting windows, doors and rainwater goods on exposed Scottish elevations.