RICS Level 2 Survey in Barkby Thorpe

Our RICS Level 2 Survey provides a thorough inspection of all accessible areas of the property, including the roof space where safe to access, walls, floors, doors, and windows. We assess the condition of the building's structure, identifying any defects, whether they are minor snagging issues or significant structural problems that require immediate attention. The survey includes a detailed review of the property's services, such as plumbing, electrical installations, and heating systems, giving you a complete picture of the home's overall condition. Our surveyors carry thermal imaging equipment as standard, which helps us identify hidden issues like missing insulation, damp penetration, or cold bridging that might not be visible to the naked eye.

In Barkby Thorpe, our inspectors pay particular attention to issues commonly found in the local housing stock. With approximately 60-70% of properties in the village being over 50 years old, we frequently encounter age-related defects such as deteriorating roof coverings, outdated electrical wiring, and the effects of wear and tear on original features. The prevalent use of red brick construction in the area, combined with Mercia Mudstone geology, means we also carefully examine foundations and drainage for signs of subsidence or heave, which can affect properties with shallow strip footings. We have found that many period properties in the LE7 3 postcode still have their original cast iron rainwater goods, which often require replacement due to corrosion.

The Level 2 Survey uses a clear traffic light rating system to indicate the severity of any issues discovered. Red ratings signify serious defects requiring urgent attention, amber ratings indicate matters needing repair or further investigation, and green ratings denote satisfactory condition. This straightforward approach helps you understand exactly what work may be needed after purchase and allows you to negotiate with the seller if significant issues are found. Each section of the report includes specific recommendations, from simple maintenance tasks you can do yourself to specialist repairs requiring qualified contractors. We also provide estimated costs where possible, helping you budget for any remedial work.

We inspect the property's boundaries, outbuildings, and garages, noting their condition and any maintenance requirements. The report includes a market valuation and rebuild cost assessment, which mortgage lenders require and which proves useful for insurance purposes. For properties in Barkby Thorpe, we pay special attention to the garden boundaries, as many homes have mature hedging and trees that could affect foundations if too close to the building. Our rebuild cost assessment reflects the local construction costs in the Leicestershire area, ensuring your insurance cover is adequate.

• Structural walls and foundations
• Roof structure and coverings
• Damp and moisture assessment
• Timber condition and rot
• Windows, doors, and joinery
• Plumbing and electrical systems
• Boundary walls and outbuildings
• Energy efficiency observations

Properties in Barkby Thorpe reflect the development of the village from its earliest origins through to modern times. The older properties, many dating from before 1919, were typically constructed with solid 9-inch thick brick walls, timber suspended floors, and timber roofs covered with slate or clay tiles. These period homes often feature original character but may have outdated damp proof courses or historic fabric requiring careful maintenance. Our inspectors understand these traditional construction methods and know what to look for when assessing their current condition. We frequently find that the original lime mortar pointing on these older properties has been repointed with cement, which can trap moisture and cause brickwork to deteriorate faster. Many pre-1919 properties also have shallow foundations that were not designed to withstand the moisture variations caused by modern climate patterns.

The post-war properties built between 1945 and 1980 brought cavity wall construction to the area, along with concrete ground floors and more modern roofing materials. While these homes generally offer better thermal performance than their predecessors, they can suffer from issues such as defective render, deteriorating concrete tiles, and problems with original windows and doors. Many of these properties will have had minimal updating over the decades, meaning our survey often identifies areas where investment in repairs or improvements would be beneficial. In Barkby Thorpe, we commonly find that the cavity wall insulation in these properties may have settled or been poorly installed, reducing its effectiveness. The concrete tiles used on post-war roofs are also reaching the end of their useful life, with many showing signs of delamination and moss growth that can lead to water penetration.

Modern properties constructed since 1980 feature contemporary building techniques including cavity brick and block walls, trussed rafter roofs, and deeper trench fill foundations. While these properties typically present fewer immediate concerns, our Level 2 Survey still identifies any construction defects, missing insulation, or issues arising from building regulation compliance. Even newer homes can have snagging issues that need addressing before they become more serious problems. We have inspected several relatively modern properties in the village where the developers cut corners on specification, such as using cheap uPVC windows that are already failing or installing insufficient rainwater goods that cause overflow during heavy rainfall. The trussed rafter roofs in these properties can also suffer from modifications made by previous owners, such as the removal of structural members to create loft conversions, which can compromise the roof's structural integrity.

The village's location on Mercia Mudstone means clay-related subsidence is a genuine consideration, particularly for properties with mature trees or shallow foundations. Surface water flooding also affects certain low-lying areas, especially during periods of heavy rainfall. Our surveyors note these environmental factors and include appropriate recommendations in your report, ensuring you have a complete understanding of any location-specific risks. We check the position of trees relative to the property, the condition of drainage systems, and the fall of the land around the building. Properties near the village's lower-lying roads are particularly susceptible to surface water flooding during thunderstorms, and we have seen instances where driveways and gardens have been affected. The proximity to neighbouring villages like Syston and Barkby also means some properties may be affected by historical quarrying for local stone, though this is less common than in other parts of Charnwood.