RICS Level 2 Survey Laughton, Harborough

A RICS Level 2 survey, sometimes called a HomeBuyer Report, provides a comprehensive assessment of a property's condition without the invasive investigations of a full building survey. Our inspectors examine all accessible areas of the property, from the roof down to the foundations, documenting any defects, structural concerns, or maintenance issues we discover. The report uses a clear traffic light rating system to highlight issues: red for serious defects requiring urgent attention, amber for items that need monitoring or future repair, and green for areas in satisfactory condition. This system makes it easy for you to prioritize which issues need immediate action versus those that can be addressed over time.

In Laughton, where properties range from centuries-old cottages with original features to the rare modern builds, our surveyors pay particular attention to the specific construction methods and materials used in the area. The village is known for its red brick buildings, with some properties featuring traditional Swithland slates and pantiles on outbuildings. We also check for signs of age-related issues that commonly affect older properties in this part of Leicestershire, including damp penetration, roof condition, and the integrity of historic brickwork. Given the Conservation Area designation established in 2006, we pay extra attention to traditional construction methods that may differ significantly from modern building standards.

The Level 2 survey also includes a market valuation and an insurance rebuild cost estimate, which proves invaluable for mortgage purposes and ensuring you have adequate cover. Our surveyors draw on local market knowledge to provide an accurate valuation that reflects the unique characteristics of the Laughton market. If we identify any urgent issues, we flag these clearly so you can make an informed decision about proceeding with your purchase or requesting repairs or price reductions from the seller. The valuation figure also helps you arrange appropriate buildings insurance from day one of ownership.

With 94 residents and only 38 households in the village, Laughton represents an intimate community where property transactions are significant events. Our familiarity with the local market means we can provide valuation figures that account for the specific desirability of properties in this picturesque village, whether they feature historic character or the rare modern construction that characterises just two buildings in the entire settlement.

• External inspection of roof, walls, windows, and doors
• Internal inspection of floors, walls, ceilings, and stairs
• Assessment of plumbing, electrical, and heating systems
• Damp and timber decay testing where accessible
• Market valuation and rebuild cost estimate
• Clear traffic light ratings for all identified issues

Given the age of Laughton's housing stock, our surveyors frequently identify issues that are typical of older properties but can prove costly if left undetected. Dampness is perhaps the most common problem we encounter, particularly in properties with solid walls that lack modern damp-proof courses. The traditional red brick construction used throughout Laughton, while beautiful and durable, can be susceptible to moisture ingress if pointing has deteriorated or if gutters and flashings have failed. We use moisture meters to identify areas of damp penetration and assess whether the issue is cosmetic or indicates a more serious structural problem that needs addressing.

Roof condition is another area that requires careful inspection. Many properties in the village feature traditional slate and tile roofs that, while aesthetically pleasing, can develop problems with age. We check for broken or missing tiles, sagging rooflines, and signs of previous leaks that may have caused damage to supporting timbers. The presence of Swithland slates and pantiles on some outbuildings indicates traditional craftsmanship, but these materials require ongoing maintenance to remain weatherproof. We have found that some properties in Laughton have original roofing that is now approaching the end of its useful life, and we will flag this clearly in our report so you can budget for potential replacement costs.

Electrical and plumbing systems in older properties often fall well below current safety standards. We identify outdated fuse boxes, inadequate earthing, and old plumbing materials that could pose risks. Given that many Laughton properties will have been rewired and replumbed at various points over the decades, we assess whether these works meet modern requirements and identify any areas of concern. We check the condition of the consumer unit, the presence of RCD protection, and the adequacy of earthing arrangements, all of which are essential for electrical safety in modern households.

Structural movement can be a concern in properties built on the slopes of the Laughton Hills, where ground conditions may not be as stable as on flatter terrain. We look for signs of cracking in walls, particularly around door and window openings, which can indicate settlement or movement issues. We also check for uneven floors, which can be a sign of subsidence or beam deflection in older properties. Any significant structural concerns will be flagged with a red rating, and we will recommend that you seek specialist structural engineering advice before proceeding with the purchase.

• Rising and penetrating damp
• Roof defects and tile damage
• Structural movement and cracking
• Outdated electrical installations
• Old plumbing systems
• Inadequate insulation
• Timber decay and woodworm
• Substandard renovations