RICS Level 2 Homebuyer Survey in Tur Langton

Our RICS Level 2 Homebuyer Survey provides a comprehensive visual inspection of all accessible areas of the property. In Tur Langton, where properties range from 17th-century red brick cottages to contemporary new builds, our surveyors examine the condition of walls, roofs, floors, ceilings, and windows. We assess the integrity of load-bearing structures, check for signs of damp or rot, and evaluate the condition of plumbing, electrical installations, and heating systems where visible. Our inspection covers both the interior and exterior of the property, including outbuildings, garages, and the general condition of the boundaries.

The survey includes a detailed analysis of potential issues specific to properties in this part of Leicestershire. Our inspectors understand the challenges posed by local geology, including the Mercia Mudstone clay deposits that underlie much of the area. We specifically look for signs of subsidence, heave, or movement that can affect properties with shallow foundations, particularly in older buildings constructed before modern building regulations. Our team has identified numerous instances of foundation movement in the village, particularly following the dry summers that cause clay soils to shrink and crack.

We examine the condition of traditional features common to Tur Langton properties, including slate roofs (particularly Swithland slate), original brickwork, and any retained timber-framed elements. For properties in the Hanbury Fields development or other newer constructions, we assess build quality, window installations, and modern construction techniques. Our report provides a clear traffic-light rating system highlighting defects that require urgent attention versus those that are cosmetic or may benefit from future monitoring. We also advise on the urgency of any repairs and provide estimated costs where possible, helping you negotiate with the seller if issues are identified.

• Structural walls and foundations
• Roof coverings and gutters
• Damp and rot assessment
• Electrical and plumbing visible areas
• Windows, doors, and joinery
• Chimneys and flues

The historic core of Tur Langton features properties that have stood for centuries, constructed using building methods that differ significantly from modern standards. Many homes along Main Street and surrounding lanes were built with solid walls rather than the cavity walls standard since the mid-20th century. These solid walls can suffer from penetrating damp, particularly when original lime-based mortars have been replaced with cement-based pointing that traps moisture. Our surveyors use moisture meters to assess wall surfaces and identify areas of concern that may not be visible during a casual viewing.

Our surveyors pay particular attention to the condition of timber elements in older properties. Original floorboards, ceiling joists, and structural beams may show signs of woodworm, wet rot, or dry rot, especially in properties that have undergone periods of neglect or inadequate ventilation. The timber-framed elements found in properties like Fargate Farm require careful assessment of connection points, bearing ends, and any past repairs or modifications. We look for signs of beetle infestation, particularly the common furniture beetle that can weaken structural timber over time.

For buyers considering properties in the newer Hanbury Fields development by Riverstone Homes, our survey provides assurance that the build quality meets expected standards. Even new builds can contain defects arising from construction shortcuts, material issues, or design oversights. Our inspectors are experienced in assessing modern construction methods and can identify items that may require attention from the developer or NHBC. We check window and door installations, assess the effectiveness of insulation, and examine mechanical systems that may not have been properly commissioned.

Based on our extensive experience surveying properties in Tur Langton and the surrounding Harborough district, we have identified several recurring defect patterns that buyers should be aware of. In period properties built before 1900, we frequently encounter issues with traditional lime mortar pointing that has been cementiously pointed in the past, trapping moisture within the brickwork and causing internal damp problems. The ironstone properties in the village are particularly susceptible to this issue, as the soft stone can deteriorate when moisture is trapped behind cement-based mortar.

Roof defects are another common finding in our Tur Langton surveys. Many properties feature traditional slate roofs, including the distinctive Swithland slate that was quarried locally. These roofs can suffer from slipped or broken slates, deteriorating lead flashings, and perished mortar to ridge tiles. For properties with thatched roofs, we assess the condition of the thatch, checking for signs of water ingress, vermin damage, or fire damage that may have been inadequately repaired. Our surveyors understand the specific maintenance requirements of these traditional roofing materials.

Ground movement related to the local clay geology is perhaps the most significant issue affecting Tur Langton properties. We regularly identify signs of subsidence or heave in our surveys, including cracking to external walls, lifted patio areas, and doors that stick or don't close properly. The dry summers of recent years have exacerbated this problem across Leicestershire, and we anticipate that foundation issues will continue to be a common finding in the village. Our survey specifically examines the external walls, boundary walls, and ground-level areas for evidence of movement.