RICS Level 2 Survey in Owston and Newbold

Owston and Newbold presents a unique set of challenges for property buyers. The area is characterised by its Jurassic geology, with underlying mudstones and limestones overlaid by glacial till (boulder clay). This clay-rich soil creates a moderate to high shrink-swell potential, meaning properties in the area are at risk of subsidence or heave, particularly those with shallow foundations or mature trees nearby. Our surveyors understand these local ground conditions and will carefully assess for signs of movement, cracking, or drainage issues that could indicate foundation problems.

The village of Owston itself is designated as a Conservation Area, containing several listed buildings including the Grade I listed St Andrew's Church. Many properties in the core village date from before 1919, constructed using traditional methods with solid walls, local red brick, and ironstone. These period properties, while full of character, often come with age-related issues such as damp, outdated electrics, and deteriorating roof coverings. Our Level 2 surveys are specifically designed to identify these common problems and help you negotiate appropriately with sellers.

With approximately 10 properties sold in the area over the last 12 months and prices holding steady with a 2.5% increase, the Owston and Newbold property market remains active. However, the predominance of older housing stock means that a professional survey is particularly valuable. We have found that properties in this area frequently exhibit issues with rising damp, roof deterioration, and timber defects that may not be visible during a casual viewing.

The local economy remains primarily agricultural, with many residents commuting to larger towns and cities for employment. This pattern has maintained property values in the area while also bringing in buyers seeking the rural character and community spirit that Owston and Newbold offers. Our detailed surveys help ensure that your investment in this desirable village location is protected from hidden defects.

• Clay soil subsidence risk
• Historic period property defects
• Conservation area restrictions
• Outdated electrical systems
• Roof and timber deterioration
• Drainage and damp issues

Properties in Owston and Newbold showcase the traditional building methods that have defined this part of Leicestershire for centuries. The predominant construction material is local red brick, often complemented by ironstone in more historically significant buildings. Roofs are typically constructed with clay tiles or slate, reflecting the quality materials that were readily available in this region. Our surveyors recognise these materials and understand how they perform over time, particularly in the local climate conditions.

The majority of properties in the area utilise solid wall construction, which was the standard method before cavity wall technology became widespread in the 1930s. Solid walls, while structurally sound, offer less thermal insulation than modern cavity walls and can be more susceptible to damp penetration if the original damp-proof course has failed or was never installed. We pay particular attention to these aspects during our inspections, as many properties built before 1930 will benefit from retrospective insulation or damp-proofing works.

Timber roof structures are common throughout the village, with traditional cut roofs featuring rafters, purlins, and ceiling joists. These structures, while robust when first constructed, can suffer from deterioration over time, particularly where ventilation is poor or where there has been historical water penetration. Our surveyors carefully examine all accessible roof spaces to assess the condition of these timber elements, looking for signs of rot, woodworm, or structural movement that could indicate underlying problems.

While Owston and Newbold enjoys a generally low risk of flooding from rivers and the sea due to its inland location and elevated position, there are local environmental factors that our surveyors take into account during every inspection. Surface water flooding can be a localised issue, particularly in low-lying areas or where drainage systems are overwhelmed during periods of heavy rainfall. The agricultural land surrounding the village can also contribute to water runoff that affects property boundaries and drainage systems.

Our surveyors assess the effectiveness of existing drainage systems, looking at how surface water is managed both within the property curtilage and in the surrounding land. We examine guttering, downpipes, land gradients, and any installed drainage systems to ensure they are functioning adequately. Properties with poor drainage can experience problems with damp, erosion around foundations, and in severe cases, structural movement that may require expensive remediation works.

The Jurassic bedrock underlying the area, combined with the glacial till deposits, creates specific challenges for foundation design and performance. Properties in Owston and Newbold may have shallower foundations than would be required in more stable ground conditions, making them more susceptible to movement as the clay soil expands and contracts with moisture changes. Our detailed inspections include careful assessment of the property's foundations and any signs of movement that may indicate ongoing subsidence or heave issues.

Our experience surveying properties in the Harborough district has identified several recurring issues that buyers in Owston and Newbold should be aware of. The clay soil geology creates a significant risk of subsidence, especially where properties have large trees nearby or inadequate drainage. We frequently find signs of structural movement, including cracking to walls and openings, which may indicate ongoing ground movement that requires specialist investigation.

Damp is another common problem in this area, particularly in older properties with solid walls or inadequate damp-proof courses. Rising damp and penetrating damp can cause significant damage to internal finishes and timber elements if left untreated. Our surveyors carefully inspect all walls, floors, and joinery for signs of damp penetration, using their experience to identify both obvious and hidden issues that might not be apparent to the untrained eye.

The roofing on period properties often requires attention, with slipped tiles, failed leadwork, and deteriorated valley gutters being frequently encountered. Timber defects, including wet and dry rot and woodworm infestation, are also common in older properties, particularly where ventilation is poor or where there has been historical damp penetration. Many properties in the area also have outdated electrical systems and plumbing that will require upgrading to meet current standards.

Additional concerns that our surveyors frequently identify include inadequate insulation in properties built before modern energy efficiency standards, potential asbestos-containing materials in properties constructed or refurbished between the 1950s and 1990s, and deteriorating render or external wall finishes that can allow water penetration into the building fabric. These issues, while not always immediately apparent during a property viewing, can represent significant maintenance liabilities for new owners.

• Subsidence from clay soil movement
• Rising and penetrating damp
• Roof tile slippage and deterioration
• Timber rot and woodworm
• Outdated electrical installations
• Poor drainage and ground water issues

A RICS Level 2 Survey is particularly valuable for buyers considering the various property types found throughout Owston and Newbold. If you are purchasing a semi-detached property from the post-war period, typically built between 1945 and 1980, our Level 2 Survey will assess the condition of cavity wall construction, any extensions that may have been added, and the general state of modernised fittings. These properties, while generally in better condition than older period homes, still benefit from our detailed inspection.

Detached properties in the village, which command the highest average prices at £540,000, often present more complex inspection challenges due to their larger size and the possibility of multiple roof planes, multiple chimneys, and more extensive foundations. Our Level 2 Survey provides comprehensive coverage of these elements, ensuring that you understand the full condition of your investment before completing the purchase.

Even new-build properties in Owston and Newbold, though less common in this rural village setting, can benefit from a Level 2 Survey to identify any construction defects or snagging issues. While modern buildings benefit from current building regulations, our surveyors have identified issues in newer properties that were not apparent during developer handovers, providing our clients with valuable leverage for addressing these problems.