RICS Level 2 Survey in Kirby Muxloe

With 2,642 households in the Kirby Muxloe and Leicester Forest East ward, the village has seen steady demand from families drawn to its good schools, village character, and easy commute to Leicester. The housing stock here is predominantly detached properties (55.4% of homes), with semi-detached houses making up 28.5%, terraced homes at 10.1%, and flats comprising just 5.8%. This means the majority of properties our surveyors inspect are larger family homes where defects in roofs, foundations, or drainage systems can represent significant repair costs.

Many properties in Kirby Muxloe were built during the post-war expansion period between 1945 and 1980, meaning a substantial proportion of the housing stock is now over 50 years old. These mid-century homes often have original damp-proof courses, outdated electrical wiring with rubber or lead sheathed cables, and roofs that may be reaching the end of their serviceable life. Our Level 2 surveys are particularly valuable for these properties, as we identify defects that might not be visible during a casual viewing but could require substantial investment to put right.

Even new-build properties from developments by Davidsons Homes and Bloor Homes on Desford Road can benefit from a RICS Level 2 Survey. While these homes come with NHBC warranty coverage, our independent inspection can identify construction defects, snagging issues, or problems with build quality that the developer may need to address before your guarantee kicks in. Getting a survey on a new home gives you and leverage for any necessary remedial works.

Our RICS Level 2 survey provides a detailed visual inspection of all accessible areas of the property. We examine the walls, roof, floors, doors, and windows, as well as the condition of damp-proof courses, insulation, and drainage systems. The survey includes an assessment of potential hazards such as asbestos-containing materials, which are commonly found in properties built between the 1950s and 1990s. Our inspectors will identify any signs of damp, rot, timber defects, or structural movement that could impact the property's integrity.

Given Kirby Muxloe's geology, which sits on Mercia Mudstone (a clay-rich mudstone), our surveyors pay particular attention to signs of subsidence or heave. Properties with shallow foundations or those located near large trees are particularly vulnerable to ground movement when moisture levels change. We also check for issues common in the village's older properties, including deteriorating roof coverings, outdated electrical wiring with rubber or lead sheathed cables, and original damp-proof courses that may have failed over time.

Our inspectors examine the exterior walls for cracks that might indicate structural movement, check the condition of roof tiles and flashing, and assess the condition of gutters and downpipes. Inside the property, we look at the condition of joinery, test windows and doors for proper operation, and inspect visible pipework and electrical fixtures. Any outbuildings, garages, or boundaries are also included in the inspection, giving you a complete picture of the property's condition.

• Wall condition and structural movement
• Roof covering, flashing and gutters
• Damp and timber decay
• Electrical and plumbing condition
• Windows, doors and joinery
• Drainage and damp-proof course

Kirby Muxloe's housing stock presents several common issues that our surveyors regularly identify. The village's geology means that properties built on clay soils (Mercia Mudstone) can experience subsidence or heave, particularly during dry summers when ground moisture levels drop, or if nearby trees draw water from the foundations. Our inspectors look for cracks in walls, sticking doors, and signs of movement that may indicate foundation problems. Properties near the historic core, which contains many pre-1919 buildings, are especially likely to have older foundation types that may not meet modern standards.

Damp is another prevalent issue in Kirby Muxloe properties, particularly in older homes that lack adequate ventilation or have failed damp-proof courses. Rising damp can affect ground floor walls, while penetrating damp often appears in roofs where lead flashing has deteriorated or where gutters have become blocked or damaged. Condensation is common in properties that have been modernised with new windows and insulation without adequate background ventilation. Our surveyors use their experience to identify these moisture-related problems and assess their severity.

Roof problems are frequently encountered in properties across the village, especially those built before 1980. Common issues include slipped or broken roof tiles, deteriorating felt underlays, failed lead flashing around chimneys and valleys, and sagging ridges. In properties with original roofs over 40 years old, our surveyors often find that the felt has degraded, allowing water penetration into the roof space. Gutters and downpipes may be blocked or damaged, causing water to overflow and penetrate walls.

Electrical and plumbing defects are also commonly identified, particularly in homes that have not been updated since construction. Properties built before the 1980s may have rubber-insulated wiring that has deteriorated or lead-sheathed cables that pose a safety risk. Original plumbing with galvanized steel pipes may be corroded and prone to low water pressure. Our surveyors note these issues and recommend further investigation by qualified electricians and plumbers.

• Subsidence or heave on clay soils
• Rising damp and penetrating damp
• Roof tile slippage and felt failure
• Outdated electrical wiring (rubber/lead cables)
• Timber decay and woodworm
• Asbestos-containing materials (ACMs)