RICS Level 2 Survey in CV13

CV13 sits in a predominantly rural part of Leicestershire and Warwickshire, covering villages and small settlements rather than a single town centre. The postcode district takes in Market Bosworth, best known for its proximity to the historic Battle of Bosworth Field site, along with Stoke Golding, Carlton, Twycross, Congerstone, and several other small villages. This rural character shapes the local housing market significantly - the majority of transactions in CV13 involve detached properties, reflecting the prevalence of village houses rather than flat conversions or terrace rows typical of urban areas.

Rightmove data shows that average sold prices in CV13 over the last 12 months stand at £355,653, which represents a 19% decline compared to the year before and sits 21% below the 2022 peak of £452,385. Despite this correction, individual village properties in sought-after locations such as Market Bosworth itself can command prices well above the postcode average. Detached homes average £457,774, semi-detached £285,797, and terraced properties £239,979. Flats are less common in this rural postcode, with Zoopla recording an average of £160,000 for that category.

Transaction volumes dropped sharply over the past year, with only 114 residential sales recorded - a fall of nearly 59% compared to the previous period. Lower transaction volumes in rural areas like CV13 mean comparable sale evidence is thinner on the ground, making it harder to negotiate based on defects found at survey. Our Level 2 reports give buyers in CV13 documented evidence of condition issues that can support price reductions or seller-funded repairs, even in a quieter market.

The proximity of CV13 to larger employment centres including Hinckley, Nuneaton, and Leicester makes the area attractive to buyers seeking a rural lifestyle with reasonable commuting options. This demand driver supports the relatively high average prices for a rural postcode, but it also means properties can be snapped up quickly - making a pre-purchase survey even more valuable as protection against buying a property with hidden defects under time pressure.

Much of Leicestershire has underlying clay geology, and parts of the CV13 postcode area are likely affected by this. Clay soils are particularly significant for property buyers because they shrink during dry spells and swell when wet, a process known as shrink-swell. This repeated movement can cause foundations to shift, leading to cracking in external and internal walls. Properties built before the introduction of modern foundation depth standards - broadly, properties pre-dating the 1970s - are most at risk because their foundations are often shallower.

Diagonal cracks running from window corners, cracks following the mortar courses in brickwork rather than cutting through the bricks themselves, and doors or windows that have become difficult to open are all signs our surveyors look for as potential indicators of clay-related movement. If we identify any of these signs during a Level 2 survey, we flag them for specialist structural engineer investigation and note the likely cause in the report.

Some parts of Leicestershire also have a history of coal mining activity. Ground stability can be affected in areas with historic mine workings beneath the surface, leading to subsidence distinct from clay-related movement. We recommend that buyers in CV13 commission a coal mining report through the Coal Authority, which covers this region. Our survey reports note visible signs of ground movement; a separate specialist search is required to confirm whether mining is a factor for any specific property.

Flood risk is another consideration in rural areas. Properties near streams, rivers, or low-lying ground across CV13 villages may carry elevated surface water or fluvial flood risk. Our surveyors note the property's topographic position and any visible signs of flood history such as tide marks on internal walls, raised electrical sockets, or specialist flood-resistant fittings. We recommend a dedicated flood risk search for any property in a potentially vulnerable location.

Based on surveys conducted across rural Leicestershire and the wider Midlands region, some defects appear with regularity in properties of the age and type common to CV13. Roof coverings are a frequent area of concern - older clay pantiles can become porous or slip out of alignment, and concrete interlocking tiles from the 1970s to 1990s can suffer from delamination or cracking, particularly in areas that experience frost. Our surveyors assess the roof covering from ground level and with binoculars or drones where necessary.

Damp is another persistent issue in CV13's older housing stock. Solid-wall properties pre-dating 1930 are the most vulnerable to rising damp, where ground moisture travels up through the masonry if the original damp proof course has failed or was never installed. Penetrating damp through defective pointing, cracked render, or blocked gutters is more common across all property ages. Our reports identify the type of damp observed, its likely source, and whether specialist damp investigation is needed.

Timber decay in suspended ground floors is another issue our surveyors check carefully in older CV13 properties. Sub-floor ventilation is critical to keeping ground-floor joists dry; blocked airbricks or raised external ground levels can lead to inadequate ventilation and, over time, dry or wet rot in the floor structure. This can be a costly repair and is one of the key items buyers want flagged before purchase.

Extensions and alterations are common in CV13's older properties, where owners have added rooms, converted garages, or updated bathrooms and kitchens over the decades. Our surveyors check whether these alterations appear structurally sound and note any areas where the standard of workmanship raises questions, or where evidence of planning consent or building regulations approval should be requested from the vendor.

• Roof covering deterioration - slipped, cracked, or porous tiles
• Rising damp in solid-wall properties without a functioning DPC
• Penetrating damp through blocked gutters or defective pointing
• Timber floor decay from inadequate sub-floor ventilation
• Cavity wall tie corrosion in 1960s to 1980s brick construction
• Outdated electrical wiring, particularly pre-1990s installations
• Extension and outbuilding structural integrity

Villages like Market Bosworth and Stoke Golding contain properties of significant historical interest, with some likely to be listed under the Planning (Listed Buildings and Conservation Areas) Act 1990. Listed buildings are graded I (exceptional interest), II* (particularly important), or II (nationally important), with Grade II covering the vast majority of listed buildings in England. Properties in any listing grade are subject to restrictions on alterations both externally and internally, which affects what maintenance and repair work can be carried out.

Buyers of listed buildings should be aware that a RICS Level 2 survey is a standard residential inspection and does not constitute a specialist listed building report. If you are purchasing a Grade I or Grade II* property, or a Grade II property with significant historic fabric that appears to be in poor condition, our surveyor may recommend supplementing the Level 2 with a specialist historic building report, or upgrading to a Level 3 Building Survey for more detailed investigation of the construction methods and materials.

Conservation area properties in CV13 villages may not be individually listed but are still subject to restrictions on certain external changes, including tree works, demolition of structures, and some alterations visible from the street. Our surveyors note the planning status of properties where it is evident from the inspection. We recommend that buyers confirm the exact planning status of any property with the relevant local planning authority - either Hinckley and Bosworth Borough Council or North Warwickshire Borough Council, depending on the specific location within CV13.