RICS Level 2 Survey Leicester Forest East

The housing stock in Leicester Forest East presents unique considerations for buyers. With approximately 40% of properties being detached and nearly 40% semi-detached, the area offers predominantly family-sized homes that were largely constructed during the post-war period through to the late 20th century. This age profile means many properties are now exceeding 50 years old, making professional surveys particularly valuable for identifying age-related defects that might not be visible during a casual viewing.

Our inspectors frequently encounter issues specific to locally-built properties in this area. The predominant brick construction with cavity walls, while generally sound, can develop problems over time. We commonly find damp issues in properties of this age, particularly rising damp in ground floor walls or penetrating damp in areas where mortar pointing has deteriorated. The tiled roofs common across Leicester Forest East also show wear and tear after several decades, with defective flashings and damaged tiles leading to water ingress that can cause significant damage if left untreated.

The local geology presents another important consideration. Leicester Forest East sits on Mercia Mudstone, a reddish-brown mudstone that contains significant clay content. This geology is associated with moderate to high shrink-swell potential, meaning properties can be susceptible to subsidence or heave during periods of drought followed by heavy rainfall. Trees planted near properties can exacerbate these issues as their root systems draw moisture from the clay soil, causing the ground to contract and foundations to move. Our surveyors specifically examine signs of movement, cracking, and drainage conditions that might indicate these concerns.

Given the local geography, we also pay attention to flood risk in lower-lying parts of the area. While Leicester Forest East generally has low to very low risk from river flooding, some areas near watercourses and low-lying land can experience surface water flooding during heavy rainfall. Our reports will flag any specific flood risks identified during the inspection, allowing you to factor this into your purchase decision.

• Damp and condensation problems
• Roof defects and tile deterioration
• Subsidence or heave movement
• Outdated electrical systems
• Timber decay and woodworm
• Drainage and foundation issues

Our RICS Level 2 Home Survey provides a comprehensive assessment of the property's condition, covering all major structural elements and building services. The inspection includes a thorough examination of the roof space where accessible, looking at rafters, joists, and any insulation. We check the condition of the chimney, noting any signs of deterioration, missing lead flashings, or structural movement that could indicate underlying issues. Our surveyors will also assess the roof covering itself, counting tiles and checking for slipped or damaged sections that might allow water penetration.

The report covers external walls, pointing out cracks or signs of movement that might indicate structural concerns. In Leicester Forest East, where properties are often built on clay soils, we pay particular attention to cracking patterns that might suggest subsidence or foundation movement. We assess windows and doors for condition and operation, noting any draughts, deteriorating seals, or rotting frames that could affect the property's energy efficiency. Our inspection extends to the property's foundations, looking for signs of subsidence, heave, or settlement that could be linked to the local clay soil conditions.

Inside the property, we examine walls, floors, and ceilings for signs of damp, cracking, or other defects that might not be apparent from a visual inspection alone. We inspect kitchen units, bathroom fittings, and built-in appliances where visible, noting any damage or wear. Our surveyor will also check the electrical consumer unit, visible wiring, socket outlets, and light switches, noting any obvious non-compliance with current regulations or obvious safety concerns that might require attention from a qualified electrician.

We assess the property's drainage and plumbing, checking gullies, gutters, and downpipes for blockages or damage that could lead to water damage. The report includes an overall assessment of the property's energy efficiency, highlighting areas where improvements could be made to reduce running costs. Each section of the report includes clear condition ratings from "No repair needed" through to "Urgent repair or serious defect," allowing you to prioritise any work required. The report also includes our professional opinion of the property's market value, which can be useful for mortgage purposes or renegotiating the purchase price.

Based on our experience surveying properties across Leicester Forest East, certain defects appear more frequently in this area. The post-war and mid-20th century housing dominates much of the local stock, and these properties often show similar patterns of wear that our surveyors know exactly how to identify. Roof coverings, typically tiled on pitch roofs in this area, frequently require attention after 30-40 years of exposure to British weather. We commonly find slipped or broken tiles, degraded ridge tiles, and deteriorated flashings around chimneys and dormer windows that can lead to leaks if not repaired promptly.

Electrical systems in properties built during the 1960s and 1970s often require upgrading to meet current standards. Original wiring may still be in place from the original construction, presenting potential safety concerns that we will flag in our report. Consumer units from this era frequently lack the safety features required by modern regulations, and our surveyors will note these observations in the electrical section of your report. We often recommend that buyers obtain a qualified electrical engineer to test the installation before completion.

Timber defects affect many properties across the area, particularly those with original timber windows or wooden fascia boards that have been exposed to decades of weather. Woodworm activity in roof timbers is occasionally discovered, especially in properties that have experienced prolonged damp conditions from leaking roofs or poor ventilation. Rot in window frames and door frames is also common, particularly where paintwork has deteriorated and allowed moisture penetration to soften the timber. Our surveyors will probe timber where appropriate to assess its structural integrity.

Given the local geology, we pay particular attention to signs of subsidence or movement that could indicate foundation problems. Properties built on the clay soils of the Mercia Mudstone can experience ground movement during dry spells or when trees draw moisture from the soil, causing the clay to shrink. Our surveyors examine walls for cracking patterns that might indicate subsidence, checking whether cracks are active and what remedial action might be required. We also assess the condition of drains and look for evidence of ground movement that might affect the property's long-term stability.