RICS Level 2 Survey in Lubbesthorpe

Our RICS Level 2 Survey, formerly known as the HomeBuyer Survey, provides a thorough visual inspection of the property's accessible areas and identifies any significant issues that might affect its value or safety. Our inspectors examine the main structural elements of the property, including the walls, roof, foundations, and floors, while also assessing the condition of key systems such as damp proofing, insulation, and ventilation. The survey includes a comprehensive assessment of the property's construction type and building materials, which is particularly relevant in Lubbesthorpe where modern brick construction with concrete tile roofs predominates in the newer developments.

During the inspection, our surveyor will open up accessible hatchways to examine hidden areas, test windows and doors for proper operation, and assess the condition of sanitary fittings in kitchens and bathrooms. We specifically look for signs of structural movement, damp penetration, timber decay, and any defects that might require immediate attention or could lead to costly repairs in the future. For properties in Lubbesthorpe's new-build developments, our inspectors pay particular attention to common snagging issues that affect newly constructed homes, including hairline cracks in plasterwork, poorly sealed windows, and any defects in the quality of workmanship that the developer should rectify before your NHBC warranty period begins.

The resulting RICS Level 2 report provides a clear traffic-light rating system that highlights defects as either requiring urgent attention, needing future repair, or being worthy of mention but not immediately concerning. This clear format helps you understand exactly what you are purchasing and gives you valuable ammunition for negotiating with the seller, whether that involves requesting repairs before completion or adjusting the purchase price to account for the cost of addressing identified issues. We include professional advice on each defect found, explaining what the issue is, why it matters, and what action we recommend you take.

Our surveyors use their extensive experience of inspecting properties throughout Leicestershire to provide context-specific advice. We understand that a crack which might be normal settlement in a newly built property could be more concerning in an older property where the underlying ground conditions include the clay-rich soils common in this part of Leicestershire. This local expertise ensures you receive advice that is relevant to your specific property rather than generic guidance that could apply anywhere.

The housing stock in Lubbesthorpe reflects its evolution from a small village to a major urban extension of Leicester. The newer properties constructed by Barratt Homes, David Wilson Homes, and Ashberry Homes predominantly feature modern brick construction, often with rendered sections or cladding for architectural variety. These properties typically have timber frame or blockwork internal structures, concrete tile roofs, and uPVC windows and doors. The properties range from two-bedroom semi-detached homes to substantial four-bedroom detached houses, with current asking prices in the LE19 4BF area ranging from around £290,000 for semi-detached properties to significantly higher figures for detached homes.

For those purchasing properties in the original Lubbesthorpe village, the construction types will differ significantly, with older brick-built properties likely featuring traditional lime mortar rather than modern cement-based mortars, slate or clay tile roofs, and potentially solid walls rather than the cavity wall construction common in modern homes. These older properties, while often more characterful, can present different challenges including outdated electrical systems, original plumbing that may need updating, and the potential for hidden defects such as rot in timber elements or deterioration in historic fabric. A RICS Level 2 Survey is particularly valuable for these properties as it identifies issues that might not be apparent during a casual viewing.

The flood risk in parts of Lubbesthorpe also warrants consideration. While the area is not directly on the main River Soar, Environment Agency flood risk maps indicate that some parts of the development, particularly those near watercourses or with lower-lying topography, may be at risk of surface water flooding. Our surveyors will assess the property's flood risk during the inspection and include relevant findings in your report, ensuring you have a complete picture of potential environmental concerns affecting the property. We check the surrounding land levels, drainage patterns, and any history of flooding in the area when preparing our assessment.

Our experience surveying properties throughout Lubbesthorpe and the wider Leicestershire area has revealed several recurring issues that buyers should be aware of. In newer properties, the most common findings include minor cracking in plasterwork due to drying shrinkage, issues with window and door seals, and occasionally problems with the installation of insulation or ventilation systems. These snagging issues are normal in newly constructed homes and are typically the responsibility of the developer to rectify during the warranty period. Our report will clearly identify these items so you can chase the builder for appropriate remediation before your warranty period expires.

For the minority of older properties in the original Lubbesthorpe village, our surveys commonly identify issues related to damp, particularly rising damp where properties lack proper damp proof courses or have been affected by bridging of existing courses. Roof condition is another frequent finding, with older properties potentially having deteriorated tiles, defective flashings, or issues with gutters and downpipes that allow water penetration. Electrical systems in older properties may not meet current regulations and could require partial or complete rewiring, while plumbing systems may show signs of corrosion or outdated materials that would benefit from updating.

The local geology presents specific considerations for properties in the area. The clay-rich boulder clay deposits that underlie much of Leicestershire can cause subsidence or foundation movement, particularly where large trees are present near properties or where foundations were not adequately deep. Our surveyors are trained to look for signs of structural movement, including cracking patterns, doors and windows that stick or do not close properly, and uneven floors that might indicate foundation issues. While significant subsidence is relatively rare, identifying early signs allows for appropriate investigation and potential remediation before the problem worsens.

We also see issues related to the specific construction methods used by different developers in the New Lubbesthorpe area. Some properties have experienced problems with extract fans that were not adequately sized for the property, leading to condensation issues. Others have had issues with the sealing of windows and doors that were not properly adjusted during the snagging process. Our detailed inspection report will identify any such issues and provide you with the evidence you need to request fixes from the developer through your solicitor.