RICS Level 2 Survey in PE23 4

Our RICS Level 2 survey provides a detailed assessment of the property's visible and accessible elements. The inspector examines the overall condition of the structure, checking for signs of damp, rot, structural movement, or deterioration that could affect the building's integrity. In older properties found throughout the Spilsby area, particularly those constructed before 1950, we pay particular attention to the condition of original timber frames, thatched roofs where applicable, and traditional lime mortar pointing that may require specialist maintenance. Our surveyors regularly encounter issues with historic buildings in this area, where traditional construction methods can present unique challenges that many buyers are not aware of until a detailed inspection is carried out.

The survey includes a comprehensive evaluation of the roof structure, examining the condition of tiles or slate coverings, flashings, chimneys, and gutters. Our inspectors check the condition of walls both internally and externally, looking for cracks, subsidence indicators, or signs of moisture penetration. We also assess the condition of windows and doors, staircase, built-in fitted furniture, and examine the property's boundaries, gardens, and any outbuildings or garages. In properties throughout PE23 4, we often find that older roof coverings have reached the end of their serviceable life, and chimneys on period properties frequently show signs of mortar deterioration that can lead to water ingress if not addressed.

We inspect the main services including gas, electric, heating, and plumbing systems, though we note that this is not a specialist test of these systems. The survey also identifies any potential legal issues such as missing building regulations approvals, planning permissions, or matters that may require investigation with the local authority. In the PE23 4 area, where there are several conservation areas and listed buildings including the Grade I listed Bolingbroke Castle in Old Bolingbroke, we check for any heritage considerations that may affect the property. Properties in or near conservation areas may have additional maintenance obligations and restrictions that buyers should be aware of before completing a purchase.

• Roof structure and covering
• Walls, chimneys, and foundations
• Windows, doors, and joinery
• Dampness and rot assessment
• Electrical and gas services overview
• Boundaries and outbuildings

The PE23 4 postcode encompasses a mix of property types ranging from historic farmhouses and cottages in villages like Old Bolingbroke to more modern developments in Spilsby itself. The area sits within the Lincolnshire Wolds, an Area of Outstanding Natural Beauty, which means many properties may have restrictions related to conservation or listed building status. Old Bolingbroke in particular contains several listed buildings, including the notable Grade I listed Bolingbroke Castle, and buyers should be aware that properties in or near conservation areas may have additional maintenance obligations. The village also features other Grade II listed properties along The Row and near the Church of St Peter and St Paul, where traditional building techniques using local stone and brick are characteristic of the area.

Recent market activity in PE23 4 shows varied price trends across different sub-postcodes. Properties in PE23 4DB have seen significant recovery, up 37% on the previous year though still 34% below their 2022 peak. Meanwhile, PE23 4BY shows prices 13% below their 2018 peak, and PE23 4LP demonstrates relative stability with prices 6% above their 2020 peak. The broader PE23 area saw 108 residential sales in the last twelve months, representing a decrease of 18 transactions compared to the previous year. In the PE23 4AG postcode specifically, there have been no sales in the last twelve months and only one sale in the last three years, indicating relatively low transaction volumes in certain parts of the sector.

For buyers considering new build properties, there is limited development activity within PE23 4 itself. The Former North Cottage Site on Main Road in Skendleby represents one of the few current planning approvals, comprising a detached house and a pair of semi-detached homes. Most properties in the area are therefore of existing construction, making the condition survey even more important for understanding potential repair and maintenance requirements. Given the age of much of the housing stock in villages like Skendleby, Old Bolingbroke, and surrounding areas, our surveyors frequently identify issues relating to historic building fabric that require attention.

Flood risk awareness is an important consideration for property buyers in parts of PE23 4. While current monitoring stations for West Fen Catchwater Drain, Hagnaby Beck, East Fen Catchwater, River Lymn at Partney, River Bain at Kirkby On Bain, and River Waring at Horncastle Banks Road show normal levels, long-term flood risk from rivers, surface water, and groundwater does exist in certain locations. We include assessment of flood risk factors in our surveys and will highlight any concerns based on the specific location of the property you are considering purchasing.

Our experience surveying properties throughout the PE23 4 area has given us valuable insight into the typical defects and issues affecting homes in this part of Lincolnshire. One of the most common problems we encounter is dampness, particularly in older properties constructed with solid walls rather than modern cavity wall construction. Properties in villages like Old Bolingbroke and Skendleby often feature traditional brick or stone walls that can suffer from rising damp or penetrating damp if maintenance has been neglected, and our surveyors know exactly what signs to look for during the inspection.

Roof defects are another frequent finding in our PE23 4 surveys. Many properties in the area have original roof coverings that are now approaching or beyond their expected lifespan. We commonly identify slipped or broken tiles, deteriorated pointing to ridge tiles, and damaged or missing flashings around chimneys and roof windows. In properties with thatched roofs, which can still be found in the more rural parts of the PE23 4 postcode, specialist assessment is often required as these roofs have specific maintenance requirements and building regulations apply.

Structural movement and subsidence are less common in the PE23 4 area compared to some other parts of the UK, but our surveyors remain vigilant for signs of movement, particularly in properties built on clay soils which can be prone to shrink-swell behaviour during periods of drought or heavy rainfall. We also regularly identify issues with Windows and doors in older properties, where original joinery may have warped or deteriorated over decades of use, leading to drafts, water penetration, and security concerns that should be addressed.

Electrical and gas safety is another area where we frequently recommend further investigation. Many older properties in the PE23 4 area still have original electrical installations that do not meet current regulations, and we always advise buyers to commission a full electrical inspection by a qualified electrician before completion. Similarly, gas boilers and heating systems in older properties should be checked by a Gas Safe registered engineer to ensure they are safe and efficient.