RICS Level 3 Building Survey in Bardon

The housing stock in Bardon and the surrounding North West Leicestershire area is remarkably diverse, spanning from historic quarry workers' cottages to contemporary family homes on new estates. This variety means that a comprehensive RICS Level 3 Survey is often essential rather than optional. Older properties, particularly those built before 1900 in the vicinity of Bardon Hall and Bardon Park, may feature original construction materials and techniques that require expert assessment. Meanwhile, newer properties on developments like Bardon Lea, while built to modern standards, may still present issues related to snagging or the integration of modern building systems.

The geological context of Bardon is unique within Leicestershire. The area sits on ancient Precambrian volcanic rocks, specifically diorite and granodiorite, which have been extensively quarried at Bardon Hill for decades. While the underlying geology is generally stable, some areas have overlying clay deposits, particularly Lias Clay, which can pose a shrink-swell risk to foundations. Our inspectors are trained to identify the signs of potential ground movement and to assess whether a property's foundations are appropriate for the local soil conditions.

Additionally, the legacy of both quarrying activity in Bardon and coal mining in the wider North West Leicestershire district means that understanding the ground conditions is crucial. Properties in this area may be affected by historical mining activity, and our surveyors will recommend appropriate searches where necessary. The proximity of some properties to the active Bardon Hill Quarry also raises considerations regarding vibration, which can, over time, affect the structural integrity of buildings. Our inspectors pay particular attention to properties within close proximity to the quarry, checking for signs of vibration damage such as cracking patterns that may indicate ongoing structural stress.

Based on our experience surveying properties in the Bardon and North West Leicestershire area, several recurring issues merit particular attention. Damp and condensation problems are prevalent in older properties, particularly those that have had modern double-glazing installed without adequate ventilation. The combination of older solid-wall construction and modern windows can create a sealed environment where moisture builds up, leading to condensation and potential mould growth. Our inspectors use moisture meters and thermal imaging equipment to identify damp issues that may not be visible to the naked eye.

Structural movement and cracking are also encountered regularly, particularly in properties built on clay subsoils or in areas affected by historical mining or quarrying vibration. While some minor cracking is common in older properties and may be due to natural settlement, our inspectors are trained to distinguish between benign settlement cracks and more serious structural issues that require further investigation by a structural engineer. We measure crack widths and monitor patterns to determine whether movement is active or historic, providing you with about the property's structural integrity.

Roofing problems are another common finding, especially in period properties. Missing or slipped tiles, damaged flashing, and failing gutters can allow water ingress that, over time, causes significant damage to the structure of a property. Our inspectors access the roof where it is safe to do so and provide detailed assessments of roofing condition. For properties with older roofs, we also assess the condition of rafters, battens, and any felt or sarking material that may be deteriorating.

For newer properties, particularly those on recent developments like Bardon Lea, we commonly identify snagging issues. These are typically minor defects such as incomplete sealants, damaged fixtures, or minor cosmetic defects that were missed during the builder's final checks. While not structural concerns, identifying these issues before you complete the purchase allows you to request corrections from the developer. We provide a detailed snagging list that you can present to the builder or developer, ensuring these issues are addressed under your NHBC warranty or other builder guarantees.

North West Leicestershire has a significant coal mining history, and while Bardon itself is more associated with granite quarrying, the wider district includes areas with documented historical mining activity. A mining search is a separate investigation that reveals whether a property is in an area affected by historical coal mining, and it is strongly recommended for any property purchase in this region. The search examines historical records held by the Coal Authority and provides information on past, present, and future coal mining activity that may affect the property.

The results of a mining search can affect buildings insurance premiums and, in some cases, may reveal that the property requires specific remediation works. If the search reveals potential mining activity, our surveyors will flag this in your report and recommend appropriate action. Some mortgage lenders now require a mining search as a standard part of their due diligence for properties in former mining areas, making this an essential part of the conveyancing process. We can recommend reputable mining search providers who offer comprehensive reports at competitive prices.

Beyond coal mining, the granite quarrying activity at Bardon Hill also warrants consideration. Properties located near the active quarry may be subject to blast vibration, which over time can cause cumulative damage to building structures. Our inspectors assess the proximity of properties to the quarry and note any visible signs of vibration damage during the survey. This information is particularly valuable for properties in Lower Bardon and the surrounding areas closest to the quarry operations.