RICS Level 2 Survey in Horninghold

A RICS Level 2 Survey provides a comprehensive visual inspection of all accessible parts of your property. Our surveyor will examine the walls, roof, floors, doors, windows, and other structural elements, identifying any defects that could affect the property's value or require costly repairs. The inspection covers both the interior and exterior of the building, as well as any outbuildings within the property boundaries. We provide clear condition ratings for each element, making it easy to understand the severity of any issues identified.

Given Horninghold's geological conditions, our inspectors pay particular attention to potential subsidence and heave risks associated with the clay soils prevalent throughout Leicestershire. The local geology includes Jurassic and Triassic bedrock with superficial deposits of glacial till, commonly known as boulder clay, which has a moderate to high shrink-swell risk. We check for signs of movement in walls, cracks in brickwork, and evidence of problems with foundations that can occur when trees draw moisture from shrinkable clay ground. This is especially important for older properties with mature trees in their gardens.

The survey also includes assessment of damp penetration, which is a common issue in period properties built with solid walls. Horninghold's older properties typically feature solid wall construction rather than modern cavity walls, meaning they are more susceptible to damp problems if original damp-proof courses have failed or if the walls have been rendered with impermeable materials. Our inspectors use moisture meters and their expertise to identify rising damp, penetrating damp, and condensation problems that might not be immediately visible during a casual viewing. For properties in Horninghold's Conservation Area, we note any issues that might require listed building consent to repair.

We also assess the condition of services throughout the property, including visible electrical work, plumbing, and heating systems. Older properties in the village often have outdated systems that may not meet current regulations, and we flag these issues along with recommendations for further investigation by qualified electricians or plumbers. The survey includes a market value assessment and an insurance rebuild cost, which are essential for mortgage purposes and buildings insurance.

• Structural walls and foundations
• Roof covering and chimneys
• Damp and moisture detection
• Electrical and plumbing visible work
• Windows and doors
• Floors and ceilings
• Outbuildings and boundaries

Properties in Horninghold predominantly feature traditional construction methods that reflect the village's historic character as a Conservation Area. The most common building materials include local ironstone, red brick, and in some cases, rendered pebble-dash finishes. Ironstone, which is quarried locally in Leicestershire, gives many properties their distinctive warm, honey-coloured appearance and is particularly prized in the area. However, ironstone is a relatively soft stone that can weather and deteriorate over time if not properly maintained, and our surveyors know exactly how to assess its condition.

The older properties in Horninghold were typically constructed with solid brick walls, often 9 inches thick, which rely on their mass to provide weather resistance rather than modern cavity wall insulation. These solid walls can suffer from penetrating damp, particularly if the external pointing has deteriorated or if render coatings have cracked. Our inspectors examine pointing condition closely, as failing mortar joints allow water ingress that can lead to internal damp problems and damage to internal plasterwork. Roof construction typically features traditional timber rafters with either slate or clay tile coverings, both of which require regular maintenance to remain weather-tight.

Many properties in the village also feature original timber-framed elements, including exposed beams, inglenook fireplaces, and traditional window frames. These features are part of Horninghold's charm but can be susceptible to woodworm infestation and rot if they have been affected by damp over the years. Our surveyors tap timber elements to check for solidity and use moisture meters to identify areas of potential decay. We also examine chimney stacks, which are a common feature on period properties and often show signs of deterioration in their pointing and leadwork.

Properties in Horninghold typically date from the pre-1919 period, reflecting the village's historic character as a Conservation Area. This means our surveyors frequently encounter issues related to aging construction, including deteriorating roof coverings, worn pointing to chimneys, and original timber elements showing signs of rot or woodworm infestation. The traditional brick and ironstone construction common in the area, while attractive, requires ongoing maintenance to prevent water penetration. Slipped or broken tiles, failed leadwork around chimneys, and deteriorating ridge tiles are common findings that we report on.

Electrical and plumbing systems in older Horninghold properties often fall below current standards. Properties built before 1980 frequently have outdated fuse boxes, inadequate earth bonding, and original plumbing that may be reaching the end of its serviceable life. We see many properties with old rubber-insulated cabling that should be replaced, and lead water pipes that are no longer considered suitable for modern water supply. Our surveyors identify these issues and flag them in your report so you can budget for necessary upgrades. We always recommend that a qualified electrician inspects any property with old electrical installations.

The local geology presents another consideration. The boulder clay soils found throughout Leicestershire can shrink and swell significantly during dry spells and wet periods, potentially causing movement in foundations. Our inspectors examine walls for cracking patterns that might indicate subsidence or heave, and we note the proximity of trees that could exacerbate these issues through moisture extraction. While Horninghold is not directly adjacent to major rivers, surface water flooding can occur in rural areas during heavy rainfall, particularly in low-lying parts of the village or near small watercourses.

Damp problems are among the most frequently identified issues in Horninghold properties. Rising damp occurs when moisture from the ground travels up through solid brick or stone walls, particularly where the original damp-proof course has failed or was never installed. Penetrating damp results from water entry through defective roof coverings, blocked gutters, or failed pointing. Condensation is common in period properties that have been modernised with new windows but lack adequate ventilation. Our surveyors identify the type and cause of any dampness and recommend appropriate remediation.