RICS Level 2 Survey in Harborough

The RICS Level 2 Survey is specifically designed for properties in conventional condition, typically those built after 1850 using standard construction methods. In Harborough, this covers the majority of homes you will find on the market, from post-war semis on the outskirts to Victorian terraces in the town centre. Our surveyor will visually inspect all accessible areas of the property, including the roof space (where safe access is possible), the foundation elements visible from outside, and all principal fixtures and fittings. The report uses a traffic light rating system to clearly indicate the condition of each area inspected, giving you an instant visual guide to the property's overall health.

During the survey, we examine the structural integrity of walls, floors, and ceilings, check the condition of the roof covering and flashing, inspect damp-proof courses and ventilation systems, and assess the condition of windows, doors, and joinery. We also identify any potential risks from the local geology. As the Harborough area sits on Mercia Mudstone geology with significant clay content, our surveyors pay particular attention to signs of subsidence, heave, or ground movement that could indicate problems with the property's foundations. This local geological knowledge is essential - the shrink-swell behaviour of clay soils during periods of extreme weather can cause significant damage to properties across the district.

The final report includes clear, jargon-free explanations of any defects found, with photographs and guidance on what action should be taken. For properties in Harborough's Conservation Area or listed buildings, we provide specific advice on any additional considerations that may affect your purchase decision or future renovation plans. Our reports also include advice on any legal or regulatory issues that may need attention, ensuring you have a complete picture before you exchange contracts.

• Structural walls and foundations
• Roof covering and insulation
• Damp proofing and ventilation
• Windows, doors, and joinery
• Plumbing and electrical visible fixtures
• Boundaries and outbuildings
• Parking and access arrangements

Understanding the construction methods used in Harborough properties is essential for a thorough survey. The area features a diverse mix of building materials reflecting its historical development. Red brick is the most common material for properties built from the Victorian era onwards, while older properties in the town centre and surrounding villages often feature local ironstone, particularly in historic parts of Market Harborough and villages like Great Bowden and Lubenham. This ironstone, while attractive, can be porous and prone to damp issues if not properly maintained, and our surveyors are trained to identify the specific problems this material can cause.

Roof construction across Harborough typically uses either slate or clay tiles, with older properties often featuring natural slate that can degrade over time. Many post-war properties were built with concrete tiles, which have their own set of potential issues. The construction method varies by age - Victorian and Edwardian properties typically have solid walls without cavity insulation, while properties built from the 1930s onwards generally feature cavity wall construction. Our surveyors understand these differences and know exactly what to look for when assessing each construction type.

The age distribution of properties in Harborough District shows that approximately 60-70% of the housing stock was built before 1980, meaning most properties will benefit significantly from a RICS Level 2 Survey. This older stock often lacks modern insulation and may have original wiring and plumbing that no longer meets current regulations. Our detailed inspection will identify these issues and recommend appropriate next steps.

• Traditional brick and mortar construction
• Local ironstone in historic properties
• Solid wall construction (pre-1930s)
• Cavity wall construction (post-1930s)
• Slate and clay tile roofing
• Concrete tile roofing (post-war)

The Harborough property market presents specific challenges that make a RICS Level 2 Survey particularly valuable. With 589 properties sold in the last 12 months and an average price of £337,998, the financial commitment is significant. Our survey provides you with the information needed to negotiate with confidence, whether that means requesting repairs, adjusting the purchase price, or flagging issues that might make you reconsider the investment entirely. The recent price changes showing a -1.00% overall adjustment indicate a market where buyers can negotiate, and a survey report gives you the evidence needed to support your position.

The local geology creates particular concerns for property buyers. The Mercia Mudstone underlying much of Harborough district contains significant clay content, which shrinks during dry periods and swells during wet weather. This shrink-swell behaviour can cause foundation movement, manifesting as cracking in walls, sticking doors and windows, and general structural instability. Our surveyors are experts at identifying the tell-tale signs of this type of ground movement, including diagonal cracking, crack patterns that follow brickwork joints, and signs of differential settlement.

Additionally, flood risk is a consideration for properties near the River Welland. The river runs through Market Harborough, and properties in low-lying areas adjacent to the river and its tributaries face potential fluvial flood risk. Surface water flooding is also a concern in various parts of the town, particularly during heavy rainfall when drainage systems can be overwhelmed. Our surveyors note any signs of previous flooding and assess the property's vulnerability to flood events, helping you understand the full risk profile before you buy.

Our experience surveying properties across Harborough and Leicestershire means we know exactly what issues are prevalent in the local housing stock. The area's geology presents particular challenges for homeowners. The Mercia Mudstone and clay-rich soils underlying much of the district can shrink and swell significantly during periods of extreme weather, leading to subsidence or heave that manifests as cracking in walls and movement in foundations. Our surveyors are trained to identify the tell-tale signs of this type of ground movement and will report on any concerns, recommending further investigation by a structural engineer where necessary.

Properties built before 1980, which make up an estimated 60-70% of the housing stock in Harborough, commonly present issues with outdated electrical wiring and plumbing. Many homes from this period still have their original consumer units, wiring, and pipework, which may not meet current regulations and could pose safety risks. We highlight these issues in our reports and recommend further investigations by qualified electricians and plumbers. The presence of old rubber-sheathed wiring or lead pipes in particular properties is a serious concern that needs immediate attention.

The older housing stock in Harborough, particularly the Victorian and Edwardian properties in the town centre and surrounding villages, frequently shows signs of damp. Rising damp is common where original damp-proof courses have failed or were never installed, while penetrating damp can affect properties with degraded pointing, damaged gutters, or porous brickwork. The presence of local ironstone in some older properties can also create specific damp-related challenges due to the porous nature of this material. Our surveyors use moisture meters and their experience to identify the type and cause of any dampness found.

• Subsidence and heave from clay soil movement
• Rising and penetrating damp
• Roof defects including slipped tiles and failing felt
• Outdated electrical wiring (pre-1980s)
• Timber decay including woodworm and rot
• Cracking from settlement or movement

If you are purchasing a new build property in Harborough, a RICS Level 2 Survey still provides valuable protection, despite the property being recently constructed. New developments like The Spires off Leicester Road in Market Harborough (LE16 7GY), built by Davidsons Homes with prices from £299,995 to £649,995, or Glebe Meadow in nearby Lubenham (LE16 9TD) from Jelson Homes, may still have defects that need identifying. Even brand new properties can have issues with construction quality, materials, or design that only become apparent once the property is occupied. Our independent survey ensures your interests are protected, separate from any warranty the builder may provide.

Our surveyors approach new build inspections with the same thoroughness as older properties, checking for snagging issues, ensuring all fixtures and fittings have been properly installed, and verifying that the property meets building regulations. While you may receive a warranty from the builder, this typically only covers major structural issues and does not protect against smaller defects that can cause significant inconvenience and expense to put right. Our survey provides you with an independent assessment you can use to get the developer to address problems before they become your responsibility.

For new developments in the Harborough area, we can also offer a specific new build snagging survey if you require a more detailed inspection focused on finish quality and minor defects. This service is particularly valuable for new builds where the developer may still be on site and able to address issues before your warranty period expires. The investment in a snagging survey can save you thousands in rectifying defects that might otherwise only be discovered months or years later.