RICS Level 2 Home Survey in Conisholme

Our RICS Level 2 survey provides a detailed inspection of all accessible areas of the property, including the roof space (where safe and accessible), walls, floors, windows, doors, and extensions. The surveyor will assess the overall condition of the building, identify any defects or potential problems, and provide clear ratings using the RICS traffic light system. This makes it easy for you to see which issues require urgent attention and which are less critical. We include detailed descriptions of each defect found, explaining what it is, why it has occurred, and what the implications are for you as the buyer.

In Conisholme, where properties range from mid-century houses built between 1936 and 1979 to older cottages and farm buildings, our surveyors pay particular attention to common issues in the local area. The predominant use of local brick and pantile construction, combined with the clay-based geology of Lincolnshire, means we specifically check for signs of damp, structural movement, and any issues related to shrink-swell soil conditions. Properties in this coastal village may also face challenges related to moisture exposure and coastal weather conditions. During our inspections, we have found that properties along Main Road and those near the village centre often present different defect profiles, which our local experience helps us identify.

The survey includes a thorough assessment of the property's services, including electrical, gas (where safe to inspect), and plumbing installations. We examine the condition of the roof, looking for damaged or missing tiles, issues with verges and ridges, and any signs of leakage. Our inspectors also assess the condition of windows, doors, and damp proof courses, providing you with a comprehensive understanding of the property's current state. We also check the condition of gutters, downpipes, and drainage systems, which are particularly important in this area where clay soils can affect underground drainage runs.

The LN11 7PS postcode area, which includes part of Conisholme Road and surrounds, has seen 65 sales since 1995 with the most recent sale in March 2025. Recent data shows prices in this area have decreased by 3.2% over the past 12 months, making it even more important to ensure you are making a sound investment. Our survey provides you with the information needed to negotiate on price if significant defects are found, potentially saving you thousands of pounds in repair costs.

• Visual inspection of all accessible areas
• Assessment of defects and potential issues
• RICS traffic light ratings
• Market valuation (optional)
• Insurance reinstatement figures (optional)
• Advice on specific defects and repairs

Properties in Conisholme and the surrounding Lincolnshire countryside face several common issues that our RICS Level 2 surveys identify on a regular basis. The age of the housing stock in this area means that damp is frequently encountered, whether rising damp from ground moisture penetration, penetrating damp from damaged roof coverings or defective pointing, or condensation due to inadequate ventilation. Our surveyors carefully inspect all walls, floors, and ceilings for signs of moisture damage and staining. We use moisture meters to assess damp levels and can identify where damp proof courses may be failed or missing.

Given the clay-based geology underlying much of Lincolnshire, properties in Conisholme may be susceptible to shrink-swell ground movement, particularly during periods of dry or wet weather. This can manifest as cracks in walls, doors that stick, or uneven floors. Our surveyors are trained to identify the signs of structural movement and assess whether any issues are active or historic. The clay soils in this area expand and contract with moisture changes, which can affect foundations and cause movement in buildings. We look for characteristic crack patterns that indicate this type of movement and assess whether they require further investigation by a structural engineer.

The coastal location of Conisholme also means properties may be exposed to higher levels of moisture from salt-laden air, which can accelerate the deterioration of external timber and metalwork. This is particularly relevant for window frames, external doors, and decorative ironwork. Our surveyors check for signs of wet rot and dry rot in timber elements, as well as corrosion in metal fixtures. We have found that properties within sight of the coast often require more frequent maintenance of external joinery than those further inland.

Roof condition is another key area of focus during our inspections. Many properties in the area feature traditional pitched roofs with clay or concrete tiles, which can suffer from damaged or slipped tiles, degraded mortar on ridges and verges, and issues with gutters and downpipes. Poor maintenance of these elements can lead to water penetration and subsequent damage to ceilings and structural timbers. Our surveyors also check for signs of timber decay, including wet rot and dry rot, which can affect roof structures and window frames. In older properties, we also look for evidence of past or present pest infestations, including woodworm and beetle activity.

Properties built before 1919 are particularly prone to being non-decent, and while Conisholme has a mix of property ages, the older cottages in the village may exhibit issues common to historic buildings. These can include outdated electrical installations that do not meet current regulations, old plumbing systems with galvanized pipes, and inadequate insulation. Our surveys highlight these issues and provide guidance on what updates may be needed to bring the property up to a modern standard.

• Rising damp and penetrating damp
• Structural movement and subsidence
• Roof tile damage and leaks
• Timber decay and woodworm
• Condensation and ventilation issues
• Defective windows and doors
• Outdated electrical installations
• Drainage and guttering problems