RICS Level 2 Survey in Drayton, Harborough

The RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a comprehensive visual inspection of the property's accessible areas. Our chartered surveyors examine the roof space where safe access allows, inspect damp-proof courses, and assess the condition of walls, floors, ceilings, and joinery. We identify defects that could affect the property's value or require costly repairs, categorising each issue by its severity. Our reports use the RICS traffic light system, with Condition Ratings 1, 2, and 3 clearly indicating the urgency of any remedial work needed.

In Drayton, where many properties exceed 50 years old and some buildings date back to the 17th century, our inspectors pay particular attention to the condition of traditional construction materials. Ironstone walls require specific expertise to assess, as does the analysis of historic thatched roofing or its slate replacements. We note any signs of movement in older structures, deterioration of mortar pointing, and the condition of heritage features including original windows and doors. When we inspect a property on The Green, we know to look for the particular weathering patterns that ironstone exhibits in this part of the Welland valley.

The survey includes a thorough assessment of the property's services, examining electrical installations, plumbing, heating systems, and drainage. We check that these systems appear to be functioning safely and note any obvious defects or areas requiring specialist investigation. Our report also evaluates the property's external environment, including boundaries, outbuildings, and any significant trees that might affect the structure. We examine the condition of fences, walls, and gates, noting who is responsible for maintenance.

We also include an assessment of the property's energy efficiency based on any existing EPC (Energy Performance Certificate) data, and we provide advice on any legal issues that our inspection may have revealed. This includes checking for any planning or building regulation matters that may affect the property, such as alterations that may not have received proper consent from Harborough District Council.

• Roof structure and covering
• Walls, damp and structural movement
• Windows, doors and joinery
• Plumbing and electrical systems
• Outbuildings and boundaries
• Energy efficiency (existing EPC rating)

Drayton's housing stock reflects its long history as a village in the Welland valley. The predominance of ironstone construction, particularly evident in properties along The Green and the road to Great Easton, presents specific assessment challenges. Ironstone is prone to weathering and erosion, and our surveyors are trained to identify the early signs of deterioration that might not be apparent to untrained eyes. We've seen ironstone walls on The Green where the soft stone has worn significantly in exposed positions, particularly on the north-facing elevations.

The variety of roofing materials in Drayton deserves particular attention during any property purchase. While some historic properties retain their original thatched roofs, others have been re-roofed with slate or modern tiles. Thatched roofs require ongoing maintenance and may present fire safety considerations. Our surveyors assess the condition of all roof types, checking for slipped tiles, damaged flashing, and signs of past or active leaks that could indicate underlying structural issues. The former Plough Inn, a 17th-century stone building partly thatched, demonstrates the traditional roofing methods still found in the village.

Properties constructed in the late 19th and early 20th centuries, including the council houses built after the First World War and the pairs of houses constructed in 1950, often contain traditional construction techniques that differ from modern building standards. Solid walls, single-skin construction, and older timber frames are common in these properties. Our Level 2 survey identifies these features and explains their implications for energy efficiency and potential future maintenance requirements. Drayton House, built in 1851-52, and Manor House Farm and College Farm from around 1870-80, represent the Victorian expansion of the village and often feature the red brick construction typical of that period.

The recent price trends in Drayton show interesting dynamics for buyers to consider. While overall average prices have seen significant adjustment, with prices 61% down on the previous year and 42% down from the 2023 peak of £535,000, properties on The Green have shown resilience with prices up 1.1% since the last sale in March 2024. This variance underscores the importance of a thorough survey to ensure you're making an informed decision in a market that shows considerable variation between different streets and property types.