RICS Level 2 Survey in Burbage

Our RICS Level 2 Surveys provide a thorough inspection of the property's visible and accessible elements. Unlike a basic mortgage valuation, which focuses solely on the property's security for the lender, our survey examines the actual condition of the building. Our inspectors will assess the walls, roof, floors, windows, doors, and all major fixtures, providing you with a clear picture of what you are buying. We also check the condition of outbuildings, garages, and boundary walls where they form part of the property.

In Burbage, where properties range from historic cottages in the Conservation Area to newly built homes on developments like Sketchley Gardens, our inspectors are experienced in identifying issues specific to each property type. Older properties may have outdated electrical systems or original features requiring attention, while newer builds might have snagging issues or problems with modern construction methods. We understand the different construction eras found throughout the village, from solid brick pre-war homes to cavity-wall post-war properties.

The survey includes a comprehensive condition rating system, highlighting defects that are serious or urgent versus those that are minor or requiring future maintenance. We also provide market valuation and insurance reinstatements figures, giving you a complete picture of the property's worth and any potential costs you may face after moving in. Our reports are designed to be clear and actionable, with photographs and descriptions that help you understand exactly what needs attention.

Every element of the property is inspected and rated, from the foundation to the roof covering. Our surveyors examine the structural walls and foundations, the roof structure including chimneys and gutters, all windows and doors, damp and rot in timber elements, the visible condition of electrical and plumbing systems, and any boundaries or outbuildings. This comprehensive approach ensures you have a complete picture of the property's condition before you commit to the purchase.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Windows, doors, and joinery
• Damp and rot assessment
• Electrical and plumbing visible condition
• Boundaries and outbuildings

Burbage features a diverse range of construction types reflecting its development history. Properties in the historic core around Church Street and Windsor Street were typically built before 1919 using solid brick wall construction, often with lime mortar rather than modern cement. These older homes frequently feature traditional timber sash windows, original flagstone floors, and pitched roofs covered with clay tiles or natural slate. Understanding these construction methods is essential for identifying appropriate repair approaches that maintain the character of period properties.

The significant post-war expansion period between 1945 and 1980 brought cavity wall construction to Burbage, with properties built during this era featuring brick outer leaves, block inner leaves, and concrete tiled roofs. Many of these mid-century homes now require updating as they approach or exceed 50 years of age. Common issues include failing damp-proof courses, deteriorating concrete tiles, and original timber windows that have reached the end of their serviceable life. Our inspectors are familiar with these construction types and the typical defects associated with each era.

Newer properties constructed since 1980, including those on contemporary developments like Burbage Gate and The Spinney, use modern building methods with improved insulation standards but can still present issues. These newer homes often feature uPVC windows, composite doors, and concrete tiled or slate-effect roofs. While generally in good condition, newly constructed properties can suffer from snagging issues that builders must address, and our independent survey ensures these defects are identified before you complete your purchase.

The underlying geology of Burbage consists primarily of Mercia Mudstone, a red mudstone that can be associated with moderate to high shrink-swell potential, particularly where clay content is significant. This means the ground beneath properties can expand when wet and shrink during dry periods, potentially causing foundation movement. Our inspectors pay particular attention to signs of subsidence or heave, especially in properties with mature trees nearby or those with shallow foundations that may be more vulnerable to ground movement.

Our inspectors regularly identify several recurring issues when surveying properties in Burbage. Damp problems are particularly common in older properties, especially those with solid brick walls that lack cavity insulation or have failed damp-proof courses. The surface water flooding risk in certain areas of Burbage can also contribute to damp issues in basements and ground floor rooms. Properties in low-lying areas near the River Soar catchment or in areas with compromised drainage are particularly vulnerable to moisture ingress.

Roof condition is another frequent finding, with properties over 50 years old often showing wear to tiles, defective flashings, and perished mortar. Clay tiles, particularly those on period properties, become increasingly brittle with age and can crack or slip, leading to water ingress. Our inspectors examine roof coverings closely, checking for missing or damaged tiles, deteriorated pointing, and signs of previous repairs that may indicate ongoing issues. Flat roof sections on extensions are also common trouble spots that require careful inspection.

Given the clay soil conditions from the Mercia Mudstone geology, we also see instances of subsidence or heave affecting foundations, particularly where properties have shallow foundations or are located near trees with high water demand. Trees such as oaks, poplars, and willows can extract significant moisture from clay soils, causing the ground to shrink and foundations to move. Our inspectors look for signs of structural movement, including cracking patterns, doors and windows that stick, and uneven floors that may indicate foundation issues.

Electrical and plumbing systems in older properties frequently do not meet current regulations. Original fuse boards, lack of earthing, and old copper piping are issues our surveyors note regularly. Many properties built before 1990 still have their original electrical installation, which may not comply with modern standards and could pose a safety risk. Similarly, lead pipes or corroded copper piping in older homes can affect water quality and may require replacement. These defects can represent significant costs to the buyer and are key factors in your negotiation strategy.

Your RICS Level 2 Survey report will use a clear rating system to indicate the condition of each element inspected. Properties are rated from 1 (no repair needed) to 3 (urgent repair or serious defects). This system makes it easy to understand which issues require immediate attention and which are minor matters for future maintenance. Each element, from the roof covering to the damp-proof course, receives its own rating, allowing you to see exactly where problems exist.

The report also includes a market valuation and insurance reinstatement figure, which can be useful for mortgage purposes and for ensuring you have adequate buildings insurance. The market valuation is based on current local data, including recent sales in the Burbage area, while the insurance reinstatement figure helps you understand the cost to rebuild the property from scratch, which is essential for arranging appropriate buildings insurance cover.

If our inspector identifies any serious defects, the report will clearly flag these and may recommend further investigation by a specialist. For example, if we observe signs of subsidence related to Burbage's Mercia Mudstone geology, we would recommend a structural engineer's assessment before you proceed. The report is designed to give you the information you need to make an informed decision about your purchase, with clear recommendations on what action to take.