RICS Level 3 Building Survey in East Goscote

The majority of housing stock in East Goscote was constructed during the 1960s and 1970s by Jelson Homes, who earned a reputation for solid construction. However, properties of this age now face specific challenges that only a comprehensive Level 3 survey can properly assess. Original roofing materials, cavity wall construction, and foundational systems all require expert evaluation to determine their remaining lifespan and any remedial work needed. Many original features installed during the initial construction are now approaching or exceeding their expected design life.

Perhaps most significantly, East Goscote sits atop a former Royal Ordnance Factory with extensive underground tunnel networks and concrete bunkers. While these structures were sealed and landscaped decades ago, their presence creates unique ground conditions that our surveyors take into account when assessing foundation stability and potential subsidence risks for any property in the village. We examine properties for any signs of movement that might relate to the underlying geology or the legacy of underground construction beneath the village.

The village also experienced significant flooding in January 2025, with properties affected requiring careful damp and structural assessment. Our Level 3 surveys include thorough evaluation of flood damage, moisture penetration, and the effectiveness of any remediation works carried out following such events. We check for signs of previous water damage, assess the condition of damp proof courses, and evaluate whether properties have been properly dried out and repaired following flood exposure.

Additionally, the underlying geology of the East Midlands includes Mercia Mudstone Group, which can exhibit shrink-swell behaviour with seasonal moisture changes. This clay-based geology can cause foundation movement in properties where drainage or trees nearby affect soil moisture levels. Our surveyors are trained to identify signs of this type of movement and can advise on whether further investigation is warranted.

Properties built by Jelson Homes during the 1960s and 1970s were constructed using the building techniques popular at the time, which included cavity wall construction with brick outer leaves and block inner leaves, concrete tile roofs, and timber suspended floors. While these methods served properties well for decades, they do present specific issues that our surveyors routinely assess. Concrete roof tiles from this era can become brittle and suffer from frost damage, leading to cracked or slipped tiles that allow water penetration.

Cavity wall ties, which hold the inner and outer leaves of brickwork together, were typically made from mild steel in properties built before the 1980s. Over time, these ties can corrode and expand, causing characteristic horizontal cracks in brickwork that our inspectors know to look for. We assess the condition of pointing and brickwork, checking for any signs of frost damage, salt efflorescence, or movement patterns that might indicate structural concerns.

Original windows and doors in properties of this age often feature single glazing and timber frames that may have been subject to rot or deterioration. While some homeowners will have upgraded to modern double glazing, many original features remain. Our surveyors assess the condition of all windows and doors, checking operation, seals, and the condition of any timber frames that persist. We also examine the condition of lead flashing around windows and doors, which was commonly used in 1960s construction but can deteriorate over time.

Properties built before the late 1990s may contain asbestos-containing materials in various locations, including textured ceiling coatings, asbestos cement roofing sheets, pipe insulation, or floor tiles. Our surveyors visually inspect accessible areas for potential asbestos and note its presence in the report, recommending professional asbestos surveys where appropriate before any renovation work is carried out.

Our Level 3 surveys cover every accessible element of the property. Externally, we examine the roof covering, chimneys, parapet walls, gutters, fascias, external walls, doors, and windows. We assess the condition of brickwork, pointing, and render, looking for cracks, weathering, and signs of movement that might indicate structural issues related to the local Mercia Mudstone geology.

Internally, our inspectors assess walls, floors, ceilings, stairs, and joinery. We examine the condition of damp-proof courses, ventilation systems, and insulation. Electrical and plumbing installations are visually inspected, though we recommend separate professional testing for full safety certification. The survey also covers outbuildings, garages, and the general site conditions including boundaries and drainage.

For East Goscote properties specifically, our surveyors investigate any signs of past flooding damage, check the effectiveness of existing damp proofing, and assess the impact of the village's age on current building fabric. We look closely at the original Jelson Homes construction details, checking for common issues such as concrete tile degradation, cavity wall tie corrosion, and the condition of original windows and doors.

We also assess the grounds surrounding the property, including any trees that might affect foundations through root systems or moisture extraction. Given the clay soils present in the area, trees close to properties can contribute to foundation movement. We note the proximity of trees and their species, as certain species are more problematic than others in clay soil conditions.

While East Goscote is predominantly a village of 1960s and 1970s properties, the surrounding area has seen more recent development. Nearby villages including Queniborough, with the Queen's Manor development by David Wilson Homes offering properties from £349,995 to £829,995, and Thorpebury with the Thorpebury in the Limes development, provide alternatives for buyers seeking newer construction.

If you are considering a newer property in the surrounding area, we still recommend a RICS Level 3 survey. Even new builds can have defects arising from construction shortcuts, design issues, or material failures. Our surveyors have identified issues in newly constructed properties across Leicestershire, including problems with insulation installation, drainage details, and structural elements that were not built to specification.

For properties on new developments, we can also provide snagging inspections to identify defects that need addressing before the warranty period expires. These inspections are particularly valuable for newly constructed homes where the developer remains responsible for rectifying issues found.