RICS Level 2 Survey in Tickencote

Properties in Tickencote typically date from the Victorian era and earlier, with the famous Victorian Vicarage on Church Lane being just one example of the older housing stock in the village. These traditional buildings were constructed using methods quite different from modern construction, often featuring solid walls, lime mortar pointing, and locally sourced limestone from the Stamford quarries. While these properties have significant character and charm, they also come with a range of potential issues that only an experienced surveyor can properly identify and assess. The use of local limestone from the Stamford area is a hallmark of properties throughout Rutland and Lincolnshire, with buildings often featuring the distinctive cream-coloured stone that has been a feature of the region for centuries.

The local geology in the Rutland and Lincolnshire region includes Jurassic limestones and clays, which can create shrink-swell behaviour in the ground beneath properties. This movement can lead to structural stress in older buildings, particularly those with shallow foundations. Our surveyors are trained to spot the signs of this type of movement, including cracking patterns, door and window binding, and differences in wall alignment. Identifying these issues early can save you thousands of pounds in potential repair costs. During our inspection, we pay particular attention to the external walls, looking for signs of movement that might indicate problems with the foundations.

Many properties in Tickencote will have traditional timber-framed construction with original roof structures that may have been repaired or modified over decades. The condition of these elements is critical to the overall structural integrity of the building. Our Level 2 Survey includes a thorough assessment of the roof, including its covering, structure, and any visible defects in the leadwork or flashing. We also examine the condition of rainwater goods, which are particularly important in older properties where deterioration can lead to water penetration and damp problems. Our surveyor will access the roof where it is safe to do so, checking for slipped tiles, damaged ridge tiles, and the condition of any chimneys.

The village of Tickencote has limited new build development, meaning most properties available to buyers will be older character homes requiring careful inspection. Even properties that appear to be in good condition may have hidden defects that only an experienced surveyor can identify. We have surveyed properties throughout the surrounding area, including nearby villages such as Exton and Whissendine, giving us valuable context for understanding the types of issues that commonly affect homes in this part of Rutland. This local knowledge means we know exactly what to look for when inspecting a property in Tickencote.

• Solid wall construction without modern insulation
• Traditional lime mortar pointing requiring maintenance
• Older roofing materials including slate and clay tiles
• Potential for damp due to age of construction
• Outdated electrical systems not meeting current regulations
• Period windows and doors requiring specialist maintenance

Based on our experience surveying properties throughout Rutland and the surrounding area, we find that older homes in Tickencote commonly exhibit certain defects that buyers should be aware of. Damp is perhaps the most frequently encountered issue, with rising damp affecting many properties built without modern damp-proof courses. Penetrating damp can also be a problem where the limestone masonry has deteriorated or where leadwork and flashing have failed. Our surveyors use their expertise to assess the severity of any damp present and recommend appropriate remediation. We will check the walls at ground level for signs of rising damp and examine the external stonework for evidence of water penetration, particularly around windows and doors.

Electrical systems in older properties often require upgrading to meet current safety standards. Many homes in the village will have original wiring that, while may have been partially updated, still falls well below the requirements of the latest electrical regulations. During the survey, we visually inspect the consumer unit, wiring, and socket outlets where accessible, noting any obvious deficiencies or potential hazards. We always recommend that a qualified electrician carries out a full electrical inspection before you complete your purchase. The absence of modern circuit protection and the presence of old-style fuse boxes are common findings in properties of this age.

The condition of roofs in Tickencote properties varies significantly depending on maintenance history. We frequently find issues with slipped or broken tiles, deteriorated leadwork around chimneys and valleys, and sagging or rot in timber rafters. The original lime mortar pointing to ridge tiles is particularly vulnerable to weathering and can allow water penetration. Our surveyor will assess the remaining life expectancy of the roof covering and highlight any urgent repairs needed. For properties with slate roofs, we check for slipped or damaged slates and assess the condition of the underfelt, which can deteriorate over time.

Windows and doors in traditional Tickencote properties often require specialist attention. Many homes will have original timber windows that have been repainted over the years, sometimes trapping moisture and causing rot in the frame joints. We examine all windows and doors for operation, condition, and signs of deterioration. The presence of single glazing is common in older properties, and while not a defect, this does have implications for energy efficiency that we will note in the report. Our survey also includes an assessment of any secondary glazing or recent window replacements.