RICS Level 2 Survey in Leicestershire

Our inspectors examine all accessible areas of the property, including the roof space where safe to do so, external walls, foundations, damp proof courses, and mechanical and electrical installations. In Leicestershire, we frequently encounter issues specific to local properties, from the red brick Victorian terraces in Leicester's West End to the inter-war semis that dominate areas like Oadstone and Wigston. We also assess properties in the county's beautiful villages, where older cottages may have traditional lime mortar pointing that requires different assessment criteria compared to modern cement-based mortars.

The survey includes a thorough assessment of the property's construction and materials, with our surveyors noting the typical Mercia Mudstone geology that underlies much of the county. This geological feature can lead to shrink-swell behaviour in clay soils, potentially affecting foundations over time. Our inspectors are trained to identify signs of subsidence or heave that may indicate foundation movement, particularly in properties with mature trees or those built on ground with high clay content. In areas like Melton Mowbray and Loughborough, where clay soils are prevalent, this expertise is particularly valuable.

We check for damp using moisture meters and visual inspection, assessing both rising damp and penetrating damp that is common in older Leicestershire properties. Many properties in the county, particularly those built before 1919, were constructed without modern damp-proof courses, making them susceptible to damp ingress. Our surveyors also inspect timber elements for rot and woodworm, issues frequently found in properties with age-related wear or inadequate ventilation. Properties with original timber sash windows, common in Georgian and Victorian buildings across Leicestershire, often require careful assessment of their condition and operability.

Electrical and gas safety forms an important part of our inspection. We visually check the condition of the consumer unit, wiring, sockets, and switches where accessible, noting any obvious deficiencies or safety concerns. While we cannot dismantle installations, we identify areas requiring further investigation by qualified electricians and gas engineers. This is particularly important in properties that may have older installations dating from the 1970s or earlier, which are still common throughout Leicestershire's housing stock.

• Roof structure and covering
• Walls, pointing and external joinery
• Damp proof course and dampness
• Timber floors, stairs and wardrobes
• Bathrooms and kitchen fittings
• Windows and doors
• Chimneys and flues
• Garages and outbuildings
• Services (gas, electric, water)

Leicestershire's housing stock presents several recurring issues that our RICS Level 2 surveys frequently identify. The county's geology, particularly the Mercia Mudstone deposits in areas around Loughborough and Melton Mowbray, creates conditions where clay soils expand and contract with moisture levels. This shrink-swell behaviour can cause foundation movement, leading to structural cracking that our surveyors carefully assess. Properties with large trees close to the building are particularly susceptible, as tree roots draw moisture from the soil, exacerbating the shrink-swell cycle.

The River Soar, River Wreake, and their tributaries create flood risk in low-lying areas, including parts of Leicester city, Loughborough, and Market Harborough. Our inspectors check for signs of previous flooding, water staining, and dampness that may indicate flood risk. Properties in designated flood zones receive additional scrutiny, with our surveyors providing clear guidance on any necessary investigations or insurance considerations. We note the position of the property relative to watercourses and advise on flood resilience measures where appropriate.

Many properties in Leicestershire's market towns date from the Victorian or Edwardian periods, constructed with solid brick walls that lack cavity insulation. These properties often have outdated electrical systems that may not meet current regulations, particularly those that have not been updated since the 1980s. We highlight any electrical concerns that require further investigation by a qualified electrician, ensuring you're aware of potential safety issues before completing your purchase. The presence of old rubber-sheathed cabling or cast iron consumer units are common findings that warrant attention.

Roof defects are another frequent issue we identify, particularly in properties with original clay tile or slate roofs that are now 40+ years old. Broken or slipped tiles, degraded lead flashing, and blocked gutters can lead to water ingress and subsequent damage to timber rafters and ceiling joists. Our surveyors access the roof where it is safe to do so, using ladders to examine roof slopes, chimneys, and valleys. Properties in areas exposed to strong winds, such as the higher ground around Ashby de la Zouch, may show accelerated wear on roof coverings.

Leicestershire continues to see significant new housing development, with major developments across the county including Wigston Meadows in Wigston, The Poplars in Barwell, and Buttercup Fields in Shepshed. While these newer properties may appear to require less scrutiny, a RICS Level 2 Survey remains valuable for identifying building defects, snagging issues, and any problems that may have arisen since construction. Even brand new homes can have defects that are not immediately visible to the untrained eye, from improperly installed insulation to issues with window seals and door alignments.

Our surveyors are experienced in assessing modern construction methods, including cavity wall insulation, trussed rafter roofs, and contemporary cladding systems. We can identify issues such as inadequate ventilation, poorly installed insulation, or defects in developer finishes that might not be immediately apparent to the untrained eye. Even new builds from reputable developers can contain hidden defects that benefit from professional inspection. The use of modern build methods like prefabricated timber frames requires specific knowledge that our team possesses.

The RICS Level 2 Survey is particularly useful for new build properties still covered by NHBC or other structural warranty providers, as our report documents the condition of the property at the time of purchase. This creates a valuable baseline for any future claims or disputes with the developer. Should issues emerge after you move in, having a professional survey report that predates your ownership can be invaluable for warranty claims. Many developers are more responsive to snagging issues when presented with a professional survey rather than a list compiled by the buyer themselves.