RICS Level 2 Survey in Ashby-de-la-Zouch

Our RICS Level 2 survey is a visual inspection of the accessible parts of the property. We look at the roof, walls, chimneys, ceilings, floors, windows, doors, loft areas that can be reached safely, and visible services without lifting carpets or moving furniture. The report uses RICS condition ratings from 1 to 3, so you can see what is fine, what needs attention, and what needs urgent repair.

We do not carry out destructive opening-up, and we do not test the electrics, heating, drainage or plumbing systems. The surveyor does not lift floorboards, drill into walls or move heavy items out of the way. If you are buying a conventional home on a newer Ashby estate, such as Ashby Fields or Money Hill, that level of inspection is often enough to make a sensible decision.

Level 2 is not the right fit for every property in Ashby-de-la-Zouch. A building with obvious movement, a heavy extension history, or a listed façade on Market Street may need a Level 3 instead, because the surveyor has to take a wider view of structure, age and alteration history. That matters around 67 Market Street, 47 Market Street and the conservation area around the old town, where hidden timber, later brickwork and older masonry can all sit together.

A good rule is simple. If the home is conventional, in fair condition and not unusually altered, Level 2 usually works well. If the property is older, listed, or built in a way that does not follow standard brick-and-block construction, ask for Level 3 from the start.

• Roof coverings and chimneys
• Wall movement and cracking
• Damp staining and timber decay
• Visible plumbing, heating and drainage issues

Ashby-de-la-Zouch has a mixed housing story, and that affects the survey you should commission. Detached homes account for 44.7% of the stock, semi-detached homes 30.7%, terraced homes 15.3% and flats 9.5%, so a Level 2 survey often fits the newer detached and semi-detached houses around the town. The conservation area was split into three parts in 2024, Castle, Spa and Town, and that split reflects how different the older streets are from the newer edges.

The historic core needs extra care. Ashby Castle is Grade I listed and a Scheduled Monument, the Bull’s Head at 67 Market Street is Grade II* listed, 47 Market Street is a Grade II listed early 18th-century house, and the Ashby-de-la-Zouch Canal also has conservation area status. If you are buying a listed building or a heavily altered older house in that part of town, a Level 3 survey is usually the safer choice because the construction can be less standard and the repair history more complex.

Ground conditions matter here too. The Mercia Mudstone Group beneath Ashby can be associated with shrink-swell movement, so cracking at openings, stepped cracks in masonry and junction movement deserve attention. The flood picture is not severe at present, but the Gilwiskaw Brook still runs through the town, and council data notes a minor 30-year flood risk with 8.2% of properties carrying some risk. That is enough reason to ask questions if a home sits low, has a history of water ingress or shows staining near external walls.

New build schemes create a different sort of survey work. Ashby Fields by Bloor Homes is within walking distance of Market Street and includes 2, 3, 4 and 5 bedroom properties, with 3-bed homes from £277,500 and 4-bed homes up to £499,950. Money Hill by Stonewater and Taylor Wimpey covers 91 new homes at LE65 2AW, while Potter's Grange has final 2 apartments from £180,000 and Barratt Homes in Ashby-de-la-Zouch lists homes from £217,145 to £615,995. Those homes are often suitable for Level 2, but the surveyor still checks workmanship, thermal details, roof lines, sealant failures and early cracking where new materials meet old ground.