This report presents an illustrated account of the excavation of the remains of buildings identified as a sixteenth-century house of the Observantine Friars. The evidence points to a gradual development of the Friary, from the initial construction of the north range in the early 1500s through the addition of other buildings which would ultimately enclose a central cloister. The waters of the adjacent Skiprunning Burn were managed by the friars, with drains led into a lade or water-channel diverted from the stream. Analysis of building materials, artefacts and ecofacts recovered during the excavation provides insights into the diet and living conditions of the friars.