RICS Level 2 Survey in Harlestone Manor

Our RICS Level 2 survey provides a comprehensive inspection of the property's condition, identifying any defects or issues that could affect its value or require future maintenance. The survey includes a thorough visual inspection of all accessible areas of the property, from the roof space to the foundations, and covers the condition of walls, floors, windows, doors, and the integrity of the building's structure. Our inspectors will assess the condition of services such as plumbing, electrical installations, and heating systems where visible, providing you with a clear picture of the property's current state.

In Harlestone Manor specifically, our surveyors pay particular attention to the geological factors that affect properties in this area. The parish sits on clay-rich soils that present a notable shrink-swell hazard, meaning our inspectors carefully examine walls, foundations, and external areas for any signs of movement or subsidence that could indicate ground instability. We also assess the drainage systems and the relationship of the property to the local flood risk areas, particularly those near Dallington Brook where surface water run-off has been identified as a concern.

The Level 2 survey produces a detailed report with a clear traffic light rating system, highlighting issues from urgent defects requiring immediate attention to minor cosmetic matters. Each section of the report includes practical advice on maintenance and repair options, giving you the information needed to negotiate with sellers or budget for future improvements. Our reports typically run to 30-40 pages and include photographs of any significant findings, all presented in a format that is easy to understand regardless of your previous experience with property surveys.

The survey covers all key structural elements and building services. Our inspectors examine the roof structure and covering, including tiles, flashings, and verges, checking for any signs of damage, missing elements, or deterioration that could lead to water penetration. We inspect load-bearing walls and their construction, looking for cracks, bulges, or other indicators of movement that might suggest structural concerns. Windows and doors are checked for operation, condition, and the adequacy of seals and ironmongery.

• Structural walls and foundations
• Roof condition and covering
• Damp and timber condition
• Windows, doors, and joinery
• Plumbing and electrical overview
• Boundary walls and outbuildings

The geological conditions in Harlestone Manor deserve special attention when purchasing property in this area. The notable shrink-swell hazard score indicates that clay-rich soils are prevalent beneath many properties, and this ground condition can cause significant structural issues if moisture levels fluctuate. During dry periods, clay soils shrink and can cause foundations to move, leading to subsidence. Conversely, during wet weather, the clay swells and can exert pressure on foundations and retaining structures. Our inspectors are trained to identify the early signs of such movement, including diagonal cracks in walls, sticking doors and windows, and uneven floor levels.

Flood risk is another consideration for buyers in this area. The Dallington Brook runs through the parish, and certain areas, particularly around the Jubilee Wildlife Garden, have been identified as having potential flood risk from surface water run-off. The Environment Agency's surface water flooding maps show that some development sites in the area, particularly those near Harlestone Road and York Way, require careful assessment. Our surveyors will inspect the property's relationship to these risk areas and note any evidence of previous flooding or water damage. We pay particular attention to the drainage arrangements and the way surface water is managed on the plot.

For buyers considering properties in the conservation area of the wider Harlestone village, there are additional considerations. The conservation area, extended in July 2017, covers much of Lower and Upper Harlestone and imposes strict controls on external alterations. Properties in this area may have had unauthorized modifications over the years, and our surveyors will check for any signs of work carried out without planning permission. The historic properties in this area, including those near St Andrew's Church (a 14th-century building with a 12th-century tower), may also require a more detailed assessment due to their age and traditional construction methods.

The predominant housing stock in Harlestone Manor consists of modern new builds constructed from approximately 2015 onwards, primarily using brick and tile construction methods typical of contemporary UK housebuilding. However, the wider Harlestone village contains properties dating back to the late 17th century, constructed with traditional materials such as stone and timber. These older properties often require different assessment criteria, and our surveyors are experienced in identifying issues common to historic buildings, including potential problems with older roof structures, outdated electrical systems, and the presence of historic building defects that may have been addressed in previous renovations.

Given that a significant portion of Harlestone Manor consists of relatively new builds from developments such as Harlestone Park by Bloor Homes and Harlestone Grange by Persimmon Homes, our inspectors frequently encounter defects related to modern construction practices. These can include issues with window and door installations, particularly with sealing and thermal performance, as well as minor defects in brickwork, mortar joints, and roof tiling that may have emerged during the first few years of occupation. Our thorough inspection process ensures that even these relatively minor issues are documented and reported to you.

In newer properties, we often identify problems with the initial fixings and fittings, including issues with extractor fans, bathroom seals, and kitchen appliance installations. These are not typically serious structural concerns but can represent negotiation points with the seller or items that require attention under the new home warranty. Our surveyors are familiar with the common defects found in properties built by the major developers active in this area and can provide specific advice based on their experience with these construction methods.

For the older properties in the surrounding area, common issues include damp penetration, particularly in properties with solid walls rather than cavity wall construction, and deterioration of traditional roofing materials. Electrical installations in older properties may not meet current regulations, and our surveyors will note the age and condition of the consumer unit and wiring where visible. These older properties may also have historic alterations that were carried out before current building regulations were introduced, and our survey will identify any potential safety concerns or areas that may require further investigation by specialists.

Even though most properties in Harlestone Manor are relatively new, with construction starting around 2015, a Level 2 survey remains highly valuable for buyers in this area. New build properties can still contain defects arising from rushed construction timelines, material shortcuts, or design issues that may not be immediately apparent during a viewing. Our surveyors are familiar with the specific construction methods used by developers like Bloor Homes and Persimmon Homes, and we know what common issues to look for in these properties.

Many buyers assume that new build properties come with comprehensive warranties that will cover any defects, but these warranties often have limitations and may not cover all the issues that a survey will identify. Our Level 2 survey provides you with an independent assessment of the property's condition, giving you the information needed to request corrections from the developer or to negotiate on the purchase price if significant issues are found. We have seen properties with issues ranging from minor cosmetic defects to more serious problems with insulation, damp proofing, and structural elements that were not apparent during the initial viewing.

The new developments in Harlestone Manor continue to expand, with proposals for additional sites including Dallington Gateway North on York Way and the larger Fleetlands Farm development off Sandy Lane. As these new phases are completed, our surveyors will be familiar with the specific construction techniques and materials used in each phase, enabling us to provide increasingly detailed and accurate assessments for buyers in these newer sections of the parish.