RICS Level 2 Survey in Ashby de la Launde and Bloxholm

The villages of Ashby de la Launde and Bloxholm each have designated Conservation Areas, reflecting their special architectural and historic character. Both villages contain numerous listed buildings, including churches, manor houses, and historic farm buildings that date back centuries. While this heritage adds tremendous charm and value to the area, it also means that many properties are of traditional construction, built with solid walls of brick or stone using techniques that differ significantly from modern building methods. These older properties, particularly those built before 1919, frequently require more scrutiny during a survey because they were constructed to standards that pre-date many of the building regulations we rely on today.

The underlying geology in this part of North Kesteven presents specific considerations for property buyers. The area sits on Jurassic limestone and clay deposits, which means the soil has a moderate to high shrink-swell risk. This clay-related ground movement can cause foundations to shift over time, particularly if trees are planted too close to buildings or if drainage is inadequate. Our inspectors are trained to identify the signs of potential subsidence or heave, checking for cracks in walls, uneven floors, and other indicators that might suggest ground instability. Surface water flooding is also a known risk in parts of these villages, so we pay particular attention to drainage, hard standings, and the general topography of the site.

Many properties in Ashby de la Launde and Bloxholm will have original features that require assessment, including traditional timber-framed construction, thatched or slate roofs, and period windows. While these features contribute to the character of the home, they also bring specific maintenance requirements and potential defects. Our Level 2 survey includes a thorough evaluation of the condition of the roof, walls, damp-proofing measures, and structural elements, giving you a complete picture of what you would be taking on. The predominance of detached and semi-detached properties in the area means that roof access and overall property size often require more inspection time than smaller terraced homes might need.

Given the rural nature of these villages, many homes have large gardens, outbuildings, or former agricultural buildings that may have been converted. Our surveyors assess these ancillary structures as well, noting their condition and whether they might require future investment. Whether you are considering a traditional red-brick farmhouse on the village edge or a rendered cottage in the Conservation Area, we provide the detailed assessment you need to proceed with confidence.

• Solid wall construction lacking cavity insulation
• Original timber floors and ceilings
• Older roofing materials including slate and clay tiles
• Outdated electrical and plumbing systems
• Large gardens with potential outbuilding issues
• Properties converted from agricultural use

The housing stock in Ashby de la Launde and Bloxholm reflects the agricultural heritage of rural North Kesteven. Many properties were constructed using local materials, with red brick being particularly prevalent in farmhouses and larger period homes. Stone from local quarries was also used in some older properties, particularly for important buildings like the village churches and manor houses that you will see throughout the area. Understanding these construction methods is essential because they behave differently from modern cavity-wall properties and require specific maintenance approaches.

Pre-1919 properties in the area typically feature solid brick or stone walls without the cavity that modern building regulations require. This construction method, while durable, offers poor thermal performance and limited resistance to moisture penetration compared to newer properties. Our surveyors assess the condition of pointing and render on these solid walls, as deterioration in the external skin can allow water to penetrate and cause internal damp issues. The timber frame elements often found in older properties, particularly in bay windows and porches, can also be vulnerable to rot if moisture is allowed to accumulate.

Roof construction in the area varies depending on the age and type of property. Traditional roofs use timber rafters and purlins, with coverings of slate, clay tiles, or in some cases thatch on the most historic buildings. The pitch and construction of these roofs must be assessed carefully, as sagging or unevenness can indicate structural issues with the supporting timbers. Our inspectors also examine the condition of lead flashing around chimneys and where roofs meet walls, as these are common failure points that lead to leaks and subsequent timber decay.

Based on our experience surveying properties throughout the Ashby de la Launde and Bloxholm area, there are several recurring issues that our inspectors frequently identify. Damp is perhaps the most common problem, particularly in older properties that lack an effective damp-proof course or have been subjected to rising damp over the years. Solid wall construction, which is prevalent in pre-1919 properties, does not have the cavity that modern walls provide, making them more susceptible to penetrating damp, especially where render or pointing has deteriorated. We regularly find dampMeter readings that indicate moisture issues even in properties that appear dry to the casual observer.

Roof condition is another area of concern in these villages. Many properties still have their original slate or clay tile roofs, which, while often durable, will have reached an age where repairs or renewal are needed. We commonly find slipped tiles, damaged lead flashing, and timber decay in roof structures. In some cases, the pitch of the roof may have altered over time, or the supporting timbers may show signs of woodworm or rot. Our surveyors will access the roof where it is safe to do so and report on its overall condition, noting any areas where immediate repair is needed versus those that can be monitored over time.

The presence of clay soils in the area means that subsidence is a risk that we always consider during our inspections. Properties in North Kesteven can be affected by ground movement, particularly where trees are growing close to the building or where drainage has been poor. Our surveyor will look for signs of cracking in walls, doors that no longer close properly, and other indicators of structural movement that might suggest foundation issues. This is particularly important for older properties that may have shallower foundations than modern standards would require.

Electrical and plumbing systems in properties built before 1980 frequently require attention. We commonly find older consumer units that do not meet current regulations, wiring that may be past its safe operational lifespan, and plumbing systems using materials like galvanised steel or lead pipes that should be upgraded. While our survey is visual and we do not test these systems, we flag any visible concerns that warrant further investigation by qualified electricians or plumbers before you commit to the purchase.

• Rising damp and penetrating damp
• Roof defects including slipped tiles and damaged flashing
• Subsidence or settlement related to clay soils
• Outdated electrical wiring and consumer units
• Timber decay and woodworm in structural elements
• Poor insulation in solid wall properties
• Defective or missing damp-proof courses
• Chimney condition and structural integrity