RICS Level 2 Survey in Lenton Keisby and Osgodby

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. Our inspectors examine the roof structure, walls, foundations, dampness levels, and the condition of key building elements such as windows, doors, and ceilings. The survey includes an assessment of the property's overall condition and categorises any defects found using a traffic light system - red for serious issues requiring urgent attention, amber for defects that should be investigated further, and green for satisfactory condition. We also check for any obvious signs of subsidence, structural movement, or water damage that could indicate underlying problems. Every element we inspect is photographed and documented in your final report, giving you a complete picture of the property's condition.

In a rural area like Lenton Keisby and Osgodby, where many properties date back centuries, our surveyors pay particular attention to the unique challenges presented by older construction. The parish contains several listed buildings including the Church of St. Peter in Lenton (a Grade I listed structure dating from the 14th century), Manor Farm House in Keisby (Grade II), and the Old Vicarage in Lenton (Grade II). Our inspectors understand the construction techniques used in these historic properties and can identify issues specific to older buildings, such as failed damp-proof courses, deteriorating timber frames, and the effects of traditional solid-wall construction. We know which defects are typical for properties of this age and which require more urgent attention.

The Level 2 survey also includes a market valuation and an insurance reinstatement figure for the property. This information proves invaluable when arranging buildings insurance and ensures you are not underinsured. Our surveyors draw on their knowledge of the local Lincolnshire property market to provide accurate valuations that reflect current conditions in South Kesteven. If we identify any significant defects, we will recommend appropriate further investigations by specialists, giving you a clear picture of any remedial work that may be required. This valuation also helps you understand if the asking price reflects the property's true market value.

Our inspection covers eight key areas of the property, each carefully assessed for condition and any potential issues. We examine the roof and loft space, looking at the covering materials, flashings, and structural timbers. The walls are assessed for signs of cracking, damp penetration, and render condition. Foundations and substructure are observed where visible, and we check the condition of damp-proof courses and ventilation. We also inspect windows, doors, joinery, and internal finishes throughout the property.

• Roof and loft structure inspection
• Wall and damp assessment
• Foundation and structural check
• Electrical and plumbing observations
• Flood risk evaluation
• Market valuation and rebuild cost
• Window and door condition
• Internal joinery and finishes

The properties in Lenton Keisby and Osgodby reflect the agricultural heritage of this rural parish. Buildings in the constituent settlement of Osgodby are primarily constructed of brick, with some featuring rendered finishes that are characteristic of the Lincolnshire countryside. The local geology has historically provided building materials including Kellaways Sandstone, Cornbrash limestone, and clays from the surrounding fields. Older cottages and farm buildings may incorporate local stone such as Marlstone and Tealby Limestone, which were commonly used in churches and traditional cottages throughout Greater Lincolnshire. Understanding these local construction methods helps our surveyors identify potential issues that are specific to this area.

Given the predominance of older properties in this area, our surveyors frequently encounter common defects associated with historic buildings. Rising damp is particularly prevalent in properties where original damp-proof courses are absent or have failed over time. Penetrating damp can affect properties with deteriorating render or damaged pointing, while condensation issues often arise in properties with inadequate ventilation. Our inspectors are trained to identify these moisture-related problems and assess their severity, providing you with practical advice on remediation. We use moisture meters and thermal imaging equipment where appropriate to detect damp that may not be visible to the naked eye.

The roof condition of older properties in Lenton Keisby and Osgodby also requires careful assessment. Many traditional roofs feature clay or slate tiles that can become damaged, slipped, or porous over time. Our surveyors inspect the roof structure from both inside the loft space and externally where accessible, looking for signs of sagging, deteriorated flashing, and defective gutters that could lead to water ingress. We also check the condition of any chimneys, which are a common source of problems in period properties. During our inspection, we will often discover slipped tiles or damaged mortar joints that could lead to significant water damage if not addressed.

• Brick and stone wall construction
• Traditional clay tile roofs
• Solid wall insulation considerations
• Historic window and door joinery
• Listed building restoration requirements
• Agricultural building conversions

Buying a property in Lenton Keisby and Osgodby presents unique challenges that make a RICS Level 2 Survey particularly valuable. With over 75% of properties in the area likely to be over 50 years old, the majority of homes in this parish will have been built using traditional construction methods that differ significantly from modern building standards. These older properties often require more careful assessment to identify hidden defects that might not be apparent during a casual viewing. Our surveyors know exactly what to look for in historic Lincolnshire properties and can spot the early warning signs of problems that could cost thousands to rectify.

The geology of the area adds another layer of complexity for buyers to consider. The presence of Blisworth Clay Mudstone and Kellaways clay beneath many properties creates a potential shrink-swell subsidence risk, particularly during periods of drought or heavy rainfall. Properties with large trees close to the building are especially vulnerable, as tree roots can draw moisture from the soil, causing it to contract and heave. Our surveyors carefully examine walls, windows, and doors for signs of structural movement that may indicate foundation problems. We will check the condition of any drains and look for evidence of past movement that might suggest ongoing instability.

River flooding is a genuine concern for properties along the River Glen and its tributaries. Our surveyors assess the flood risk for each property and will note any evidence of previous flooding, such as water marks or damp damage at lower levels. We also consider the proximity to watercourses and the general topography of the site when evaluating flood risk. This information is included in your report and can be critical for arranging appropriate buildings insurance, as flood risk can significantly impact insurance premiums and coverage availability.

Our experience surveying properties throughout South Kesteven has identified several recurring issues that buyers should be aware of when purchasing in Lenton Keisby and Osgodby. The clay-based geology underlying much of the parish presents a potential shrink-swell subsidence risk, particularly during periods of drought or heavy rainfall. Properties with large trees close to the building are especially vulnerable, as tree roots can draw moisture from the soil, causing it to contract and heave. Our surveyors carefully examine walls, windows, and doors for signs of structural movement that may indicate foundation problems. We will also check for any cracks in the brickwork or rendering that might suggest ongoing movement.

Outdated electrical installations are another common finding in older properties. Many homes in this area will have electrical wiring that does not meet current regulations, particularly those that have not been updated in recent decades. Our surveyors conduct a visual inspection of the electrical consumer unit, wiring, and socket outlets, noting any obvious deficiencies or potential hazards such as older fuse boxes, dated wiring, or insufficient socket points. We will recommend a full electrical inspection by a qualified electrician if we identify any concerns, as this is essential for ensuring the safety of the property's occupants. This is particularly important for older properties where electrical installations may not have been upgraded for decades.

Timber defects including wet rot, dry rot, and woodworm infestations are frequently encountered in older properties throughout Lincolnshire. These issues can affect structural timbers, window frames, door frames, and floorboards, particularly in properties with damp problems or inadequate ventilation. Our surveyors probe timber elements where appropriate and look for visual signs of decay or insect activity such as bore holes, fungal growth, or softwood that can be penetrated with a screwdriver. Where timber defects are identified, we will recommend treatment by a specialist contractor and include this in our report. We will also assess the condition of any exposed timber in the loft space, which is often vulnerable to condensation and resulting decay.