What Is A Bat Survey?

Bats are protected, so you may require bat surveys as a part of seeking planning permission or undertaking repairs on your property.

A bat survey is carried out to determine if bats are present and/or roosting in a property or proposed development site.

These surveys allow us to gather specific details about the species, numbers, and precise locations and assess effective methods of allowing your project to take place without harming the local bat population or risking prosecution.

While some bat roosts have visible signs, such as droppings, the majority do not.

When might you need a bat survey?

If you are planning any works that require building a new property, converting or demolishing an existing one, you may be required to undertake a survey for bats or other protected species. 

Ten species of bat have been recorded in Scotland, all of which have legal protection. 

The law protects bats and their roosts from disturbance of harm - either purposefully or by accident. This means you may be liable to prosecution if any bats are killed, captured, dispersed, injured, or disturbed.

Any voids, gaps, attic spaces, or crevices used by bats as roosts are also protected from being destroyed, disturbed or blocked up.

Read more about urban bat surveys.

Are bats harmful to my property?

Unlike rodents, bats are largely harmless to property unless in very large numbers. They don’t build nests and they won’t gnaw through cables, wood, wires, or insulation like mice or rats.

You may need a bat survey if you are considering work including but not limited to:

  • Extensions

  • Conversions

  • New-builds

  • Demolition

  • Groundworks

  • Tree surgery

If the proposed work requires any form of statutory consent (e.g. planning consent, demolition warrants, listed building consent) then the local planning authority is likely to require a bat survey to be submitted before consent can be issued.

How are bat surveys carried out?

Bat surveys are carried out with reference to the Bat Survey Guidelines produced by the Bat Conservation Trust and endorsed by NatureScot and local planning authorities.

Bat surveys usually take place in two stages:

▶ Stage 1 - Preliminary Roost Assessment / Daytime Bat Walkover

This is a day-time physical inspection, looking for both evidence of roosting bats and structures that have the potential to contain roosts. It also considers the surrounding habitat and whether bats have been recorded in the area. 

The level of suitability for bat roosts is assessed, and this determines if a stage 2 survey is needed.

▶ Stage 2 - Bat Activity Surveys / Presence Absence Surveys

This is a night-time survey with a team of skilled surveyors using ultrasound bat detectors and infra-red video to identify bats leaving or entering roost features. Depending on the potential for bat roosts determined in the stage 1 survey, this may need to be repeated several times.

These can be a mix of sunset and sunrise surveys to allow a full picture of roosting activities on your property.

What happens after bat surveys?

You’ll get a full report (written in simple English so it’s as easily accessible as possible) outlining:

  • Any roosts present

  • If roosts are present, if your proposed work will impact them

  • If work will impact roosts, a method statement and proposed approach to licensing your proposed work for assessment by your Local Planning Authority

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Contact our team of ecologists

If you have any questions about bats or other protected species, what to do about organising a survey, or need general information, we welcome your inquiry.

What Our Clients Say

  • Having worked with David Dodds Associates for a number of years, the service received is excellent and always provides expert ecological advice.

    • Lynne McNeely, Carneil Homes Ltd, Kinross

  • “Montgomery Forgan Associates has worked with David for many years on planning projects for mutual clients. David's work is first class, always delivered on time and is keenly priced. David has a wealth of knowledge on all ecological matters, with a highly valued specialism in bat surveys. Montgomery Forgan Associates would have no hesitation in recommending David to its clients.”

    • David Queripel, Montgomery Forgan Associates, Cupar

  • “We have found David Dodds very helpful in providing us with bat surveys and mitigation proposals.”

    • Niall Braidwood, Ogilvy Chalmers, Haddington

  • “Thank you for your help in doing the survey, and the speed of your response. Charlotte seemed very knowledgable. She was very helpful and happy to respond to our questions! Your report gave us all the answers we needed.”

    • Chris Gunstone, Tyninghame Village Hall Committee, East Lothian

  • “We have worked with David and his team in many projects and he is a real expert in the field. From enquiry, to survey, to receiving the report, they are always professional and provide a high quality service.”

    • Arancha Arnal, Blyth and Bluth Consulting Engineers, Edinburgh

  • “Scotland’s Rural College (SRUC) has used David Dodds Associates and their services for projects that required their extensive and specialist expertise. David has not only assisted in a prompt and professional manner he also provided a welcomed insight into the world of bat protection, articulating how best to approach situations to ensure SRUC deliver projects whilst the species, environment and landscape remain protected.”

    • Leeanne Price, S.R.U.C., Penicuik

  • “David has routinely provided timely, proactive and helpful advice to assist and enable building fabric projects to progress in a compliant manner and remains my first point of contact for any ecological requirements”.

    • Craig Mattocks, Cademuir Building Consultants, Peebles