RICS Level 2 Survey in Fleckney

Fleckney's housing market presents a diverse mix of property types that benefit significantly from professional surveying. The village has experienced substantial growth since the post-war period, with successive developments radiating from the historic centre creating a varied housing stock. From 1950s and 1960s semi-detached homes to newer detached properties in developments like Brook Fields, each era brings its own common defects and maintenance requirements that our surveyors know to look for. According to the 2011 Census, 50.1% of households in Fleckney lived in detached dwellings, with 45.5% in semi-detached or terraced properties, reflecting the predominantly suburban nature of this Harborough district village.

The village's industrial heritage, particularly its history of brickmaking and the hosiery trade, means many properties were constructed using local materials that may present specific considerations. The old factory buildings at the edge of the village are the remains of 19th-century brickworks, and decorative bricks for St Pancras railway station were actually produced in Fleckney. Our chartered surveyors understand these local construction methods and can identify issues common to properties in this part of Leicestershire. With 75 residential property sales in the last year and several major developments planned, including up to 220 new homes off Leicester Road, the Fleckney property market remains active.

Flood risk is a particular consideration for properties in Fleckney. The village has identified Flood Risk Zones 2 and 3 around Fleckney Brook, with the village experiencing severe flooding in January 2024 that impacted the Village Hall. Our Level 2 surveys include assessment of flood risk and drainage, providing you with crucial information about any vulnerability before you commit to a purchase. Properties in affected areas, particularly those towards the northwest of the village or near the brook, require thorough investigation. Surface water flood risk is also extensive in Fleckney, with flooding channelled by topography into watercourses, making our flood assessment particularly valuable for buyers.

• Thorough inspection of all accessible areas
• Flood risk and drainage assessment
• Clear traffic light rating system
• Same-day property inspection availability
• Detailed defect photographs and descriptions
• Market valuation and insurance rebuild costs

Our surveyors regularly identify several recurring issues when inspecting properties in Fleckney. Given the mix of property ages in the village, from Victorian terraces to 1970s semis to brand new builds, we see a wide range of potential defects. In older properties, we frequently find signs of damp penetration, particularly in solid wall constructions common to pre-1920s buildings. Roof condition is another major area of concern, with missing or slipped tiles, deteriorated flashings, and inadequate ventilation in roof spaces leading to timber decay and mould growth.

The clay soil prevalent in this part of Leicestershire can cause movement in properties with shallow foundations, particularly during periods of dry weather followed by heavy rain. Our surveyors are trained to spot the signs of subsidence or settlement, including cracking to walls, doors and windows that stick or don't close properly, and uneven floor levels. We measure crack widths and monitor their patterns to determine whether movement is active and requires structural engineering input. For properties in areas with trees or hedgerows nearby, we assess the potential for root damage to foundations.

In newer properties at developments like Brook Fields and Appleyard Park, we focus on build quality and modern construction defects. Common issues in newer builds include inadequate insulation in walls or roof spaces, poorly installed damp proof courses, windows and doors that are not correctly sealed, and snagging issues with finishes. While these properties may be covered by NHBC warranty, our survey identifies problems that might otherwise only become apparent after the warranty period expires. We check the quality of window installations, the continuity of insulation, and the proper functioning of extraction fans and ventilation systems.

Electrical safety is another important consideration, particularly in older properties where wiring may not meet current regulations. Our survey includes a visual inspection of the electrical installation, noting the type of consumer unit, wiring age, and any obvious signs of damage or DIY modifications. We recommend a qualified electrician for further investigation where needed, and this is clearly flagged in our report.

Fleckney is experiencing significant development activity, with several new housing developments bringing modern properties to the village. Brook Fields by Davidsons Homes offers 2, 3, 4, and 5-bedroom Georgian and Victorian style homes, while Appleyard Park provides modern energy-efficient properties. With major planning applications for up to 370 new homes either approved or in the pipeline, including sites off Leicester Road and Kilby Road, Fleckney's housing stock will continue to expand. The planned development by David Wilson Homes off Kilby Road will bring approximately 170 new homes to the village, while the proposal from Catesby Estates could add up to 150 homes on farmland south of Kilby Road.

Even new build properties benefit from a Level 2 survey. While brand new homes may be covered by NHBC warranty, a survey identifies any snagging issues or construction defects that may not be immediately apparent. Our surveyors can spot poor workmanship, inadequate finishes, or issues with modern building materials that might not be covered by standard warranties. For properties at Brook Fields or Appleyard Park, we provide specific assessments relevant to modern construction methods. We check that windows are properly sealed, that insulation is continuous, and that damp proof courses are correctly installed.

If you're considering a new build in Fleckney, we recommend a RICS Level 2 survey even if the property is recently completed. The £420-£500 investment provides you with documented evidence of any defects before the warranty period expires, ensuring you have recourse for remedial work if needed. Our reports are accepted by all major lenders and provide the documentation required for your mortgage application. Many buyers have found significant issues through their survey that developers have subsequently rectified.

Understanding the construction methods used in Fleckney properties helps our surveyors provide more accurate assessments. The village's 19th-century brickworks, which produced decorative bricks for St Pancras railway station, mean that many older properties are constructed using locally produced bricks. These bricks can sometimes be softer than modern engineering bricks, making them more susceptible to weathering and frost damage. Our surveyors know to check for erosion and spalling on brickwork, particularly on north-facing walls that remain damp for extended periods.

Post-war properties in Fleckney were typically constructed using traditional methods of the era, with solid brick walls, concrete tile roofs, and timber frame upper floors. Many 1950s and 1960s semis in the village have solid ground floors rather than suspended timber, which can be prone to dampness if the damp proof course is damaged or bridged. Our surveyors check the condition of render on these properties, as render failure is a common issue that can allow water penetration.

Modern properties in Fleckney, such as those at Brook Fields, are built with a mix of traditional brick and block construction with cavity wall insulation. These properties typically feature pitched roofs with trussed rafter structures, uPVC windows, and modern damp proof courses. While generally sound, our surveyors still check for proper installation of insulation, adequate ventilation to prevent condensation, and any signs of air leakage or thermal bridging. The energy efficiency of newer homes is also assessed, as this affects both running costs and comfort.