RICS Level 2 Survey Leigh, Dorset

Leigh, Dorset presents a unique set of challenges for property purchasers. The village sits on geology comprising Upper Greensand Formation and Gault Formation, with the clay-rich soils creating a moderate to high shrink-swell risk that can cause foundation movement and cracking in properties with shallow foundations or those located near mature trees. Our surveyors are trained to identify the signs of such ground instability, which is particularly relevant given the age of many properties in the area and the presence of large specimen trees in the extensive gardens that characterise this rural village.

The predominant construction materials in Leigh reflect the local geology and building traditions. Hamstone, the golden-coloured limestone quarried locally, features extensively in older properties, often combined with flintwork and render. Traditional cob construction, where present, requires specific knowledge to assess correctly. Our inspectors understand these traditional building methods and can evaluate their current condition, including identifying areas where render may be concealing potential defects. Many properties in Leigh also feature decorative flintwork panels that can be prone to deterioration where the mortar pointing has failed.

Properties in Leigh typically feature either solid wall construction or, in later properties, cavity wall construction. Both approaches have distinct characteristics and potential issues. Solid walls, common in pre-1919 properties, lack integral damp-proof courses and require careful assessment for rising damp and ventilation issues. Our survey reports clearly explain these technical aspects in plain English, helping you understand exactly what you're purchasing. Given that 60% of properties in Leigh are detached, the external wall area to inspect is often substantial, and defects can be more significant than in smaller terraced homes.

The roofing on Leigh properties predominantly uses clay tiles or natural slate, materials that age differently from modern concrete tiles. We inspect for slipped or broken tiles, deteriorated lead flashing around chimneys and valleys, and timber decay in roof structures. Given that many roofs in the village are over 50 years old, wear and tear is frequently identified during our inspections. The relatively high proportion of period properties means that original roof timbers may also be affected by historic woodworm infestation or rot that has developed over decades.

• Identify subsidence risk from clay soils
• Check condition of Hamstone and flint walls
• Assess aging slate and clay tile roofs
• Evaluate outdated electrical and heating systems
• Detect damp in solid wall properties
• Inspect for surface water flood risk

Our experience surveying properties across Leigh and the wider DT9 area reveals several recurring defect patterns that buyers should be aware of. Damp issues feature prominently in our survey reports, with rising damp, penetrating damp, and condensation all commonly identified, particularly in older properties with solid walls or inadequate ventilation systems. The presence of render on Hamstone walls can sometimes trap moisture, leading to internal damp problems that aren't immediately visible. With many properties dating from the pre-1919 period, original damp-proof courses may have failed or may never have been installed, making this a particular concern for buyers to investigate.

Timber defects represent another significant category of findings in Leigh properties. Rot and woodworm affecting floor joists, roof timbers, and window frames are regularly discovered, especially in properties where original timbers have been in place for many decades without proper treatment. Our surveyors probe timber elements where appropriate and identify any areas of decay that require specialist attention. The humid climate of West Dorset can accelerate timber deterioration, particularly in properties with inadequate ventilation in roof spaces or sub-floor areas.

The electrical and heating systems in Leigh's older properties frequently require updating. Many homes still contain original wiring systems that do not meet current electrical safety standards, and outdated plumbing with galvanised steel pipes and old boilers are common findings. Our survey reports highlight these issues and recommend further investigations by qualified electricians and heating engineers. Given that many properties have not been updated for 30 or 40 years, the efficiency ratings are likely to be poor, which should be factored into your overall purchasing budget.

Cracking in walls is observed in many Leigh properties, ranging from minor settlement cracks to more significant movement caused by the shrink-swell behaviour of the underlying clay soils. Our surveyors assess the nature and severity of any cracking, distinguishing between superficial issues and those indicating potential structural movement that requires further investigation. Properties near the numerous mature trees and hedgerows in the area are particularly susceptible to foundation movement as tree roots extract moisture from the clay subsoil, causing it to shrink during dry periods.

• Rising and penetrating damp in solid wall properties
• Timber rot and woodworm infestation
• Deteriorated roof tiles and lead flashing
• Outdated electrical wiring systems
• Subsidence movement from clay soils
• Inefficient heating and plumbing systems
• Poor thermal insulation in period properties
• Surface water flooding in low-lying areas

Your RICS Level 2 Survey report follows the RICS standardised format, making it easy to compare with other surveys if needed. The report uses a clear traffic light system to indicate the condition of each element inspected: red for urgent issues requiring immediate attention, amber for defects that need future repair, and green for satisfactory condition. This system allows you to quickly identify the most serious issues and prioritise any negotiations with the seller or budget for necessary repairs.

Each section of the report includes a description of the construction and condition, followed by our expert assessment. Where we identify issues requiring further investigation by specialists, we clearly flag these in the report. This might include recommending a structural engineer for subsidence concerns, an electrician for wiring inspections, or a damp specialist for rising damp investigations. We provide specific contact details for recommended specialists who can assist with further investigations.

The report also includes a section on legal considerations, highlighting any matters that should be referred to your conveyancing solicitor. In Leigh, this might include checking the status of septic tank installations, rights of way across agricultural land, or any planning permissions for extensions or alterations to the property. Many properties in the village have historic alterations that may not have formal building regulation approval, and we will note these in our report. Your solicitor can then advise on any necessary remedial actions or warranties that may be required.