RICS Level 3 Survey in Charnwood

Our inspectors conduct a thorough visual examination of all accessible parts of the property. This includes the roof covering and structure, chimneys, parapet walls, rainwater goods, external walls, doors and windows, garages and outbuildings, and the general condition of the grounds. We examine the walls internally, inspecting ceilings, floors, stairs, and built-in wardrobes. Our surveyors also assess the condition of damp-proof courses, ventilation provisions, and the functionality of windows and doors throughout the property.

The Level 3 survey specifically addresses structural elements that our inspectors deem essential to the building's integrity. In Charnwood properties, this is particularly relevant given the variety of construction materials found throughout the borough. From traditional properties built with local Charnwood Stone and Swithland Slate roofing to modern developments featuring contemporary designs and energy-efficient systems, our surveyors know what to look for. We identify signs of movement, structural distress, timber decay, and other defects that might not be apparent to the untrained eye.

Our report includes a clear condition rating system that categorises issues from "good" to "urgent". Each defect is described in plain English, explaining what it is, why it has occurred, and what action should be taken. We provide specific recommendations for repairs, further investigations by specialists, and ongoing monitoring where appropriate. The report also includes market valuation and insurance rebuild cost assessments, giving you a complete picture of the property's worth and the costs involved in addressing any identified issues.

We also examine the property's services, including electrical installations, heating systems, and plumbing. While our inspection is visual and non-invasive, we can identify obvious defects, safety concerns, or areas requiring professional testing by qualified electricians or gas engineers. Our reports flag any obvious concerns that warrant further specialist investigation before you commit to purchasing the property.

• Roof structure and covering
• Wall construction and condition
• Foundation and substructure assessment
• Damp and timber condition
• Electrical and heating systems (visual inspection)
• Boundary walls and outbuildings

Charnwood's geology presents specific challenges that our Level 3 surveys address. The area is characterized by Precambrian rocks, including volcaniclastic sediments and igneous intrusions such as the South Charnwood Diorites found around Markfield. The principal bedrock consists of the red-brown Mercia Mudstone Group, which contains clay minerals that can expand and contract with moisture changes. This shrink-swell behaviour in clay soils can affect foundations, particularly during periods of drought or when nearby trees draw moisture from the ground.

Our inspectors pay particular attention to signs of subsidence, movement, or settlement that may indicate problems with the underlying ground conditions. We examine walls for cracking patterns, doors and windows for binding or sticking, and floor levels for unevenness that might suggest foundation movement. In areas with known clay soils, we recommend paying attention to the condition of trees and vegetation near the property, as their root systems can exacerbate soil movement. Properties in the Syston, Rearsby, and Sileby areas warrant particularly careful assessment given the flood risk data available.

Flood risk is another consideration for certain areas within Charnwood. The Environment Agency expanded their Flood Warning Service in August 2024 to cover communities along Barkby Brook at Syston (affecting 481 properties), Rearsby Brook at Rearsby (36 properties), and Sileby Brook at Sileby (154 properties). Surface water flooding has also been identified in areas near Brown's Lane and Forest Road in Loughborough. Our surveyors note flood risk factors and advise on appropriate investigations where necessary.

When we inspect properties in Charnwood, we consider these local geological and environmental factors alongside the standard building elements. This means our reports provide context-specific advice that goes beyond generic survey findings. Whether the property sits on the Mercia Mudstone near Loughborough or on the harder bedrock closer to Markfield, we tailor our assessment to the actual conditions affecting the building.

Charnwood contains numerous period properties requiring specialist assessment. Areas like Woodhouse, Rothley, and parts of Loughborough feature historic buildings constructed using traditional methods that differ significantly from modern construction. These properties often have solid walls rather than cavity walls, original timber windows, and heritage features that require careful assessment. The Character Appraisals adopted by Charnwood Borough Council for various Conservation Areas, including parts of Loughborough's Victoria Street, reflect the distinctive architectural heritage found throughout the borough.

Our surveyors understand the construction methods typical of different eras and can identify defects common to period properties. We assess the condition of historic features, identify where modern improvements have been made (such as the installation of damp-proof courses), and note any alterations that may have affected structural integrity. For properties in Conservation Areas, we can advise on the implications of any required repairs and their compatibility with conservation requirements.

Period properties often present unique challenges during surveys. For example, we may find that a Victorian terrace in Loughborough has had various alterations over the years, with extensions added at different times and materials swapped out for modern equivalents. We document all of these changes and assess their impact on the overall structural condition. The presence of Swithland Slate on older roofs, while visually distinctive, can indicate an original building that may require more detailed assessment of the supporting rafters and purlins.

Properties built with local Charnwood Stone or Mountsorrel Granodiorite require particular attention. These dark, igneous stones are distinctive to the area but can suffer from weathering, stone erosion, and mortar joint deterioration over time. Our inspectors know how to assess these materials properly and can distinguish between normal aging and defects that require structural attention. We also understand how these traditional buildings were constructed without modern damp-proof courses, which affects our assessment of humidity and ventilation in the property.

New build properties in Charnwood, such as those in the Garendon Park development by William Davis Homes on William Railton Road, benefit significantly from Level 3 surveys despite their relative youth. While these properties typically come with NHBC or similar structural warranties, a survey provides independent verification of construction quality that developers and warranty providers may not highlight. We identify defects that fall outside warranty coverage or that might be excluded as "snagging" issues.

The Taylor Wimpey development at Charnwood Chase in Swinfen Vale offers 357 new homes ranging from £285,000 to £565,000. Even new properties in these developments can have defects not apparent during developer walkthroughs. Our inspectors examine the, including the installation of windows, the continuity of damp-proof courses, and the proper functioning of mechanical systems. We provide you with a comprehensive assessment before you complete your purchase.

Other new developments in the area include Waltonbrook on Sowters Lane off Melton Road, where properties have sold for over £700,000, and Jubilee Rise on Tickow Lane. These modern estates may feature contemporary construction methods, including timber frame elements or composite materials, that differ from traditional brick and block construction. Our surveyors understand these modern building techniques and can identify issues specific to newer construction methods.

Many buyers assume that new build properties do not need surveys, but this assumption can prove costly. A Level 3 survey identifies issues that the developer should rectify before completion or that may not be covered by structural warranties. We provide you with documented evidence of any defects, giving you leverage to request corrections from the developer or seek compensation.