RICS Level 2 HomeBuyer Survey in Barlestone

Our RICS Level 2 HomeBuyer Survey provides a detailed assessment of the property's condition, identifying any significant issues that might affect its value or require costly repairs. The survey includes a thorough inspection of all accessible areas of the property, from the roof space to the foundations, examining walls, floors, ceilings, doors, windows, and plumbing installations. We use a visual inspection methodology that follows RICS guidelines, ensuring every element is assessed against the appropriate construction standards.

We assess the condition of the property's exterior walls, which in Barlestone range from traditional red brick found on older cottages along New Street and Main Street to more modern render finishes on newer developments. Our inspectors examine the roof covering, checking for damaged tiles, signs of leaks, and the condition of chimneys and flashings, which is particularly important for the older properties in the village centre. We also inspect under-floor voids where accessible, looking for signs of rot, pest activity, or structural movement that may not be visible from ground level.

The report includes a clear traffic light rating system highlighting defects across three categories: urgent issues requiring immediate attention, matters that need future repair, and legal issues that should be noted. We provide practical guidance on each issue identified, helping you understand what work may be needed and approximately how much it might cost. The market value assessment included in our report gives you confidence when negotiating with sellers based on the true condition of the property.

Our surveyors are experienced in identifying issues specific to Leicestershire properties, including those common in older village homes. We check for signs of movement in buildings constructed on the clay soils prevalent in this part of the county, where shrink-swell activity can cause structural stress over time. The reinstatement cost assessment we provide is essential for your buildings insurance, ensuring you have adequate cover from day one of ownership.

• Structural integrity assessment
• Damp and moisture detection
• Roof and chimney condition
• Windows and door functionality
• Plumbing and electrical visible installations
• Exterior wall condition
• Boundary and outbuilding inspection

Barlestone features a mix of property types that our surveyors regularly inspect throughout the village. The majority of properties sold in the area are semi-detached homes, with detached properties commanding the highest prices at an average of over £307,000. The village centre contains older properties along New Street, Main Street, Church Road, and Chapel Street, many of which will be pre-1919 construction using traditional building methods. These older properties often require particular attention to their structural elements, as traditional lime mortar and solid wall construction behaves differently from modern cavity wall builds.

The Barton Road development by Stonewater and MyPad Ltd is bringing 55 new homes to the village, including two-, three-, and four-bedroom houses, one-bedroom maisonettes, and two-bedroom bungalows. These new-build properties still benefit from a Level 2 survey to identify any defects in construction or finishes, though snagging issues are more common in newer properties. Our surveyors are experienced in identifying typical new-build defects such as poorly sealed windows, inadequate ventilation, and cosmetic finish issues that may not be immediately obvious to buyers.

Barlestone has four Grade II listed buildings, including The Manor House on Bosworth Road, The White House on Barton Road, Mortimer Farmhouse on Washpit Lane, and the Church of St Giles on Church Road. Properties of this age require particular attention to structural elements, as traditional construction methods and materials can present unique challenges that our experienced surveyors understand. We assess listed buildings with sensitivity to their historic character while still providing comprehensive advice on condition and maintenance requirements.

The local area has extensive surface water flood risk, with flow paths following the topography of the land. Our surveyors note any signs of water ingress or dampness that may relate to these local conditions, checking cellars, ground floor walls, and drainage around the property perimeter. There is also susceptibility to groundwater flooding in the northeast of the village, which we factor into our assessment when inspecting properties in that area. We examine guttering, downpipes, and land gradients to ensure water is being directed away from the building structure effectively.

Properties in Barlestone reflect the building traditions of North West Leicestershire, with many older homes constructed using solid brick walls with lime-based mortar. These traditional walls breathe differently from modern cavity wall construction and can be susceptible to damp if inappropriate modern finishes or cement-based renders are applied. Our surveyors know to look for these alterations, which can trap moisture and cause internal damp problems that would not be apparent without careful inspection.

The village has seen development across several periods, from Victorian and Edwardian cottages through to post-war housing built in the 1950s and 1960s, and more recent infill developments. Each era brings its own typical construction methods and common defect patterns. Victorian properties often have shallow foundations that can be affected by trees or changes in ground conditions, while post-war homes may have concrete tile roofs that have reached the end of their expected lifespan. We inspect each property according to its construction type, ensuring we identify the issues most relevant to that build era.

Many properties in Barlestone have outbuildings, garages, or boundary walls that form part of the overall property. Our inspection includes these ancillary structures, as defects in outbuildings can indicate broader issues or represent significant repair costs. Boundary walls, particularly those constructed of brick or stone, are checked for stability and signs of movement, as these are a common source of expense for homeowners in the village.