RICS Level 3 Building Survey in Measham

Measham presents a diverse range of housing stock that reflects its evolution from a historic mining village to a thriving commuter settlement. With 15.6% of properties dating from before 1919 and a further 10.1% constructed between 1919 and 1945, the area contains numerous older homes that may exhibit defects such as rising damp, timber rot, outdated electrical systems, and roof deterioration. These period properties often feature solid brick walls, suspended timber floors, and lath and plaster internal finishes that require specialist knowledge to assess accurately.

The post-war and modern housing stock, comprising 44.1% of properties built after 1980, brings its own considerations. Properties from the 1945-1980 period may contain non-standard construction elements or asbestos-containing materials in textured coatings and insulation. The newer developments like The Willows and Measham Fields, built by Davidsons Homes and Bellway respectively, offer modern construction but still benefit from a thorough inspection to identify any snagging issues or construction defects that may have emerged since completion.

North West Leicestershire's geology presents specific challenges that our surveyors understand intimately. The underlying Mercia Mudstone Group, consisting of mudstones and siltstones with some sandstone, creates a moderate to high shrink-swell potential in the soil. This clay-rich geology can cause foundation movement during extended dry spells followed by wet periods, particularly affecting properties with shallow foundations or those positioned near large trees. Our Level 3 surveys carefully examine walls, floors, and foundations for signs of movement or distress that may indicate subsidence related to these geological conditions.

The local housing stock breakdown shows an even mix of detached (33.6%) and semi-detached (33.6%) properties, with terraced homes comprising 21% and flats making up the remaining 11.8%. This variety means our surveyors must be versatile, adapting their inspection approach whether they are examining a Victorian end-terrace on Bosworth Road or a modern detached house in the new Burton Road developments.

Properties in Measham reflect the various eras of construction that have shaped the village. The older properties, particularly those built before 1919, typically feature solid brick walls constructed with local red brick, often laid in English Bond or Flemish Bond patterns. These solid walls lack cavity insulation and were typically built without damp proof courses, making them susceptible to rising damp if the ground levels have been raised over the years or if the original mortar has deteriorated. Our surveyors know to check the condition of these walls carefully, looking for signs of salt efflorescence, plaster deterioration, and timber decay at ground floor level.

Roof construction varies significantly across the property types in Measham. Victorian and Edwardian properties typically feature pitched roofs with slate or clay tile coverings, often with limited insulation and original timber rafters that may show signs of sagging or past repairs. The mid-century properties built between 1945 and 1980 commonly feature concrete tile roofs and cavity wall construction, though some may incorporate prefabricated elements that require specialist assessment. Newer properties use modern building techniques including timber frame construction in some cases, with the developers at The Willows and Measham Fields employing contemporary methods that meet current building regulations but may still have installation defects that only a trained eye will spot.

Many properties in Measham retain original features that add character but also require careful assessment. Original sash and case windows, decorative brick chimneys, and period fireplaces are common in the older housing stock. Our inspectors examine these features not only for their structural condition but also for any compliance issues with current building regulations, particularly where alterations have been made to accommodate modern heating systems or where original features have been removed or modified.

Our experience surveying properties throughout Measham has revealed several recurring defect patterns that buyers should be aware of. In the pre-1919 properties that make up 15.6% of the housing stock, damp issues are the most common finding. Rising damp occurs where the original damp proof course has failed or was never installed, while penetrating damp often affects roofs where the original slate or tile coverings have deteriorated or mortar between tiles has washed out. Our inspectors regularly find timber decay in these older properties, particularly in suspended timber floors where joist ends built into external walls have been affected by damp over decades of occupancy.

Properties constructed between 1945 and 1980 present their own unique challenges. Many mid-century homes in Measham were built with construction methods that were considered innovative at the time but have since been found to have limitations. Some contain asbestos-containing materials in textured wall coatings, floor tiles, or pipe insulation. Our surveyors are trained to identify these materials and provide appropriate advice on management and removal. Additionally, cavity wall insulation installed in this era may have been poorly installed or have settled, creating cold spots and potential damp issues that our detailed assessment will identify.

Even the newer properties at The Willows and Measham Fields developments benefit from a thorough Level 3 inspection. While these homes come with ten-year structural warranties, our surveyors frequently identify snagging issues that fall below the threshold for warranty claims but still require attention. These can include inadequate ventilation in roof spaces, poorly installed damp proof courses, minor structural cracking in newly built walls, and defects in window and door installations. Identifying these issues early ensures the developer remains responsible for rectifications before the warranty period progresses.