RICS Level 2 Survey in Teigh

A RICS Level 2 HomeBuyer Survey provides a comprehensive visual inspection of all accessible areas of a property. Our chartered surveyors in Teigh examine the main elements of the building including the roof structure, walls, floors, windows and doors, plumbing and electrical systems, and the general condition of the property. Unlike a basic mortgage valuation, this survey focuses on identifying defects, potential issues, and areas requiring future maintenance. We spend between 2-4 hours on site for a typical property, examining every accessible element methodically.

The survey uses a clear traffic light rating system to indicate the condition of each element. Green indicates no significant issues requiring attention, amber highlights defects that require repair or further investigation, and red flags serious issues that may affect the property's value or safety. Each section of the report includes clear advice on necessary remedial actions and estimated costs where appropriate. This systematic approach helps you prioritise works and budget accordingly.

For properties in Teigh, our surveyors pay particular attention to the specific construction methods common in Rutland. Traditional stone buildings often feature lime mortar pointing and breathable construction techniques that differ significantly from modern cavity wall builds. Understanding these traditional methods is essential for identifying appropriate repair strategies and avoiding the common mistake of using cement-based mortars that can trap moisture and cause structural damage. We document our findings with photographs and provide specific recommendations suited to historic buildings.

Beyond the main structural elements, we also assess thermal efficiency observations, boundaries and external areas, and any issues that might affect the property's market value. Our reports include a market value opinion and reinstatement cost for insurance purposes, giving you a complete picture of the property's worth and the potential cost of rebuilding should the worst occur.

• Roof structure and covering
• Walls, chimneys and damp proof course
• Floors, stairs and balconies
• Windows, doors and joinery
• Plumbing and water systems
• Electrical installations
• External areas and boundaries
• Thermal efficiency observations

Properties in Teigh's Conservation Area present specific defect patterns that our surveyors know to look for. The traditional stone construction found throughout the village, using local ironstone and Ketton limestone, can suffer from mortar joint deterioration particularly where soft lime mortar has been replaced with hard cement pointing. This inappropriate repointing traps moisture within the wall fabric, leading to spalling stone faces and internal damp problems. We frequently identify these issues during our surveys and provide specific guidance on appropriate repair methodologies.

Collyweston slate roofing, distinctive to this part of Rutland, requires specialist knowledge to assess correctly. These thin limestone slates, quarried locally in Collyweston village, can deteriorate through frost action and mechanical damage. We inspect carefully for missing or cracked slates, damaged hip and ridge details, and the condition of the underfelt or sarking boards beneath. Historic roof structures often feature traditional oak rafters and purlins that may show signs of beetle activity or structural movement over centuries of use.

The solid stone walls typical of Teigh properties, constructed without the cavity gaps found in modern buildings, present particular challenges for moisture management. Rising damp can occur where existing damp proof courses have failed or were never installed. Our surveyors use visual indicators and moisture meters to assess damp conditions, paying particular attention to ground floor walls, external walls exposed to prevailing winds, and any areas where external ground levels have been raised over time.

Given that 72% of households in Rutland are owner-occupiers, maintaining the historic building stock is clearly important to the local community. However, older plumbing and electrical installations frequently fail to meet current regulations and may require upgrading. We identify outdated consumer units, absent earthing, lead or galvanised water pipes, and old heating systems during our surveys, providing clear guidance on what requires immediate attention versus what can be monitored.

Teigh village presents a distinctive property landscape shaped by its rural Rutland location and conservation status. The village features a notable collection of historic buildings constructed primarily from local materials including the characteristic ferruginous sandstones and ironstones that define much of Rutland's built environment. Properties such as the Old Rectory (1740) showcase traditional construction techniques using coursed squared stone with stone dressings, while the local Clipsham and Ketton limestones feature prominently in buildings throughout the area.

The majority of properties in Teigh are likely to be detached or semi-detached period homes, reflecting the village's character and the preferences of wealthy residents who have historically gravitated toward Rutland. This differs from the national picture where terraced properties and flats dominate in many areas. With 72% of households in Rutland being owner-occupiers, the area maintains a strong sense of community and property pride that is reflected in the maintenance of historic buildings.

Properties in Teigh typically feature traditional construction elements that require specialist understanding during survey. These include solid stone walls (rather than modern cavity construction), traditional lime-based mortars, historic roof structures often featuring Collyweston slate, and older plumbing and electrical installations that may not meet current regulations. Our surveyors are experienced in assessing these traditional buildings and can provide appropriate advice on maintenance and renovation considerations.

The geological context of Rutland, with Jurassic period strata including the Lias Group and Kellaways Formation, contributes to the local building materials. The ironstone deposits specifically have shaped the character of many Teigh properties, providing both their distinctive colouring and their particular maintenance requirements. Understanding these local materials helps our surveyors provide accurate assessments and appropriate recommendations for any remedial works required.

Traditional buildings in Teigh were constructed using techniques developed over centuries, designed to manage the local climate and geological conditions. The solid stone walls, typically 450-600mm thick, were built with lime mortar that allows the building to breathe, releasing moisture that would otherwise become trapped and cause structural damage. This breathability is a crucial characteristic of historic buildings that must be respected during any repair or renovation work.

The distinctive Collyweston slate, used on roofs throughout Teigh and the surrounding villages, represents a traditional roofing material unique to this part of Rutland. These limestone slates, split from quarried stone, provide excellent weather resistance when correctly maintained but require periodic replacement of individual slates that have weathered or become damaged. Our surveyors assess the overall condition of these roofs, identifying areas where repairs may be needed to prevent water ingress.

Many historic properties in Teigh feature traditional lime render and plaster finishes internally. These materials, while less durable than modern cement-based alternatives, are more appropriate for historic buildings and actually help regulate internal humidity levels. We note any areas where cement-based renders have been inappropriately applied, as these can cause serious damp problems by trapping moisture within the wall structure.

The foundations of traditional buildings in this area were typically constructed using local stone without the deep piled foundations common in modern construction. While generally adequate for the loadings of historic buildings, these shallow foundations can be susceptible to movement in certain ground conditions. Our surveyors assess for signs of settlement or subsidence, particularly in properties where trees have grown close to the building or where drainage issues may have affected the supporting ground.