RICS Level 3 Building Survey in LE18

Our RICS Level 3 Building Survey provides an exhaustive examination of all visible and accessible elements of your property. Unlike simpler assessments, this survey investigates the structural integrity of the building, identifying defects, their causes, and the implications for the property's long-term condition. Our inspectors assess walls, floors, ceilings, roofs, and foundations, providing you with a complete picture of the property's current state. We go beyond surface-level observations to understand how different building elements interact and potentially affect one another over time.

In the LE18 area, where properties range from post-war semi-detached houses to older Victorian and Edwardian homes, our surveyors pay particular attention to issues commonly found in the local housing stock. The predominant brick construction, typical of the East Midlands, can conceal problems such as rising damp, failed damp-proof courses, or structural movement that may not be immediately apparent to untrained eyes. We examine roof conditions, including tile or slate coverings, flashings, and gutters, which in this area often show wear from age and weather exposure. Our team has inspected hundreds of properties across Wigston and Oadby, giving us valuable insight into the typical defect patterns found in local housing.

Our inspection includes assessment of timber elements for rot or woodworm, evaluation of the property's thermal efficiency, and identification of any potential asbestos-containing materials, particularly relevant in properties built or refurbished between the 1950s and 1990s. We also inspect electrical and plumbing installations, checking for safety concerns and compliance with current standards where visible. The result is a comprehensive report that colour-codes defects by severity, includes photographs of key issues, and provides clear recommendations for necessary repairs and maintenance. For properties in areas like LE18 1 (Wigston) and LE18 2 (Oadby), where housing stock varies significantly between streets, we tailor our inspection approach to reflect the specific construction methods and age of the property.

We examine boundaries, outbuildings, and the general site conditions, noting any issues that may affect the property's value or require future investment. This includes assessing retaining walls, fences, and any shared boundaries with neighbouring properties. Our surveyors also check the adequacy of existing drainage systems and look for signs of any recent building work that may not have been properly carried out or may require building regulations approval.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Thermal efficiency assessment
• Electrical and plumbing visible elements
• Boundaries and outbuildings

Our experience surveying properties across Wigston and Oadby has revealed several recurring defect patterns that buyers should be aware of. Damp issues are particularly prevalent in older properties, where original damp-proof courses may have failed or been bridged over time. Rising damp affects many Victorian and Edwardian properties in the area, while penetrating damp can occur in any property with defective brickwork, missing pointing, or damaged roof coverings. Our inspectors use moisture meters and thermal imaging to identify damp problems that might not be visible to the untrained eye.

Roofing defects represent another common finding in LE18 surveys. Many properties in the area feature original roofs that are now reaching the end of their service life. We frequently encounter slipped or broken tiles, deteriorated flashings around chimneys and valleys, and rusted leadwork that requires replacement. In properties with flat or low-pitched roofs, we often find ponding water or failed felt systems that can lead to internal water damage. Our surveyors thoroughly examine roof spaces where accessible, checking for signs of previous leaks, timber decay, and inadequate ventilation.

Timber defects, including wet rot, dry rot, and woodworm infestation, are found across the LE18 housing stock. These issues are particularly common in properties with chronic damp problems or where timber elements have been exposed to moisture for extended periods. Our surveyors probe suspected timber with sharp tools to assess condition and look for tell-tale signs of fungal growth or insect activity. In some cases, we recommend further investigation by a specialist timber treatment contractor to assess the full extent of any infestation.

Structural movement and cracking are concerns in LE18 due to the underlying clay geology. Properties built on shrink-swell clay soils can experience foundation movement during periods of drought or when mature trees draw moisture from the ground. Our surveyors carefully examine walls for signs of cracking, assessing the pattern, width, and location to determine whether movement is structural or merely cosmetic. Properties in areas with significant tree cover, particularly near the older parts of Oadby, receive detailed foundation assessments.

Properties in the LE18 area face several environmental considerations that our surveyors specifically address during the inspection. The local geology includes clay deposits, particularly the Mercia Mudstone formation, which creates potential for shrink-swell ground movement. This geological feature can cause subsidence or heave, especially in properties with shallow foundations or those located near mature trees that draw moisture from the soil during dry periods. Our surveyors note the proximity of significant trees to buildings and assess whether foundation depths may be inadequate for the ground conditions.

Flood risk represents another consideration for certain properties in LE18. The River Sence and its tributaries flow through parts of Wigston and Oadby, meaning properties near watercourses may have elevated flood risk. We've surveyed properties in low-lying areas near the River Sence that have shown signs of previous flooding, including water marks on walls and damaged plasterwork. Additionally, surface water flooding can occur in urbanised areas during heavy rainfall when drainage systems become overwhelmed. Our surveyors note any indications of previous flooding or water damage and assess the property's vulnerability to these risks.

For properties in parts of LE18 that may fall within former coal mining areas, additional consideration is warranted. While specific mining risk data for LE18 requires verification through Coal Authority maps, Leicestershire has historical coal mining activity in neighbouring areas. Properties in former mining areas may require specialist coal mining risk reports alongside the standard building survey. Our surveyors will advise if this is necessary based on the property location and any visible signs of mining-related subsidence.

Conservation area restrictions affect many properties in Wigston and Oadby's historic core. Properties within designated conservation areas face additional planning controls that can limit alterations and renovations. Our surveyors check whether properties fall within conservation areas and note any implications for future owners. Similarly, listed buildings - which exist throughout the LE18 area - require specialist consideration and may require listed building consent for various works.