RICS Level 3 Building Survey in Owston and Newbold

The housing stock in Owston and Newbold presents unique challenges that make a RICS Level 3 Survey essential for any buyer. Properties here range from traditional 18th-century farmhouses and cottages to more recent timber houses constructed after the Second World War. Many buildings utilise local materials including limestone ashlar, ironstone, and Swithland slate, which require experienced eyes to assess properly. The mix of old and modern construction within a rural setting means that each property can present different potential issues that a basic mortgage valuation would simply miss.

One of the key geological considerations for this area is the soil composition. The parish sits on loam overlying clay, with historical pits in the area extracting sand, gravel, and clay materials. This clay-rich substrate presents a shrink-swell risk, meaning foundations can move slightly with seasonal moisture changes. Our surveyors pay particular attention to signs of movement or foundation stress, especially in older properties that may have shallower original footings. In our experience, properties built on clay soils like those in Owston and Newbold often show hairline cracks in external walls that require careful assessment to distinguish between minor cosmetic issues and more serious structural movement.

The local geography also means that properties in lower-lying areas near the River Gwash and tributaries of the River Wreake may face surface water or river flooding concerns. While not all properties are affected, a thorough survey will note any evidence of past flooding or water damage that could impact the long-term viability of the property. The parish sits in the uplands of east Leicestershire, encompassing the uppermost valleys of these rivers, so understanding the specific flood risk for your chosen property is crucial for insurance and future maintenance planning.

• Stone and brick construction assessment
• Foundation and subsidence investigation
• Roof and slate condition inspection
• Damp and timber decay analysis

Understanding the construction methods used in Owston and Newbold properties is essential for a thorough survey. The majority of historic buildings in the village are constructed from either limestone ashlar or ironstone, materials that are characteristic of this part of Leicestershire. Manor Farm, an impressive 18th-century building, showcases white limestone ashlar on its exterior walls, while many cottages and farmsteads feature the distinctive rusty-brown ironstone that is prevalent throughout the region. Our surveyors know how to assess these traditional materials, understanding that limestone is relatively porous and requires regular maintenance of mortar pointing to prevent moisture penetration.

The roofs of period properties in Owston and Newbold are typically finished with slate, with Swithland slate being a particularly notable local material. Swithland slate was quarried locally in Leicestershire and has been used on buildings throughout the area for centuries. However, slate roofs of this age require careful inspection as individual tiles can become brittle, crack, or slip over time, leading to water ingress that may not be immediately visible from ground level. Our surveyors examine roofs from within the loft space where accessible, as well as from exterior observations, to build a complete picture of the roof's condition.

It is worth noting that the hamlet of Newbold was largely reduced to farmsteads by the 18th century, meaning that any surviving residential properties from that period may have undergone significant alterations over the years. Our Level 3 Survey is particularly valuable for these properties because it identifies not only current defects but also any previous modifications that may have been made to the structure. Understanding the history of alterations is important for assessing the overall integrity of the building and any potential future issues that may arise from non-standard construction methods.

Properties within the Conservation Area often have additional considerations that our surveyors are trained to identify. Any modifications to historic buildings in the designated area may require planning permission or listed building consent, and our report will flag any apparent alterations that may need further investigation with the local planning authority. This level of detail is particularly valuable for buyers who want to avoid unexpected complications after completing their purchase.

Our surveyors regularly identify certain recurring issues when inspecting properties in this area, and understanding these common defects can help you know what to expect from your survey. Damp is one of the most frequently encountered problems in older stone and brick buildings, particularly those with solid walls that lack modern damp-proof courses. Rising damp can affect ground floor walls, while penetrating damp may occur where mortar pointing has deteriorated, allowing rain to penetrate the external envelope of the building.

Timber defects are another significant consideration for older properties in this area. Woodworm, wet rot, and dry rot can affect structural timbers, particularly in properties that have experienced damp conditions or inadequate ventilation. Our surveyors will probe timber elements where accessible and report any signs of decay that could compromise the structural integrity of the building. In rural properties like those in Owston and Newbold, outbuildings and barns may also contain timber that could affect the overall property value or require remedial work.

Given the clay soils underlying much of the parish, subsidence and foundation movement is a key concern that our surveyors assess carefully. Signs of movement may include cracks in walls, doors and windows that no longer close properly, or uneven floors. While minor movement is common in older properties with traditional shallow foundations, our surveyors will assess whether any movement identified is active and whether it requires structural engineering input or remedial underpinning.

The condition of roof coverings is particularly important for properties with slate roofs, which are prevalent throughout the area. Broken or missing slates, deteriorating ridge tiles, and damaged flashing around chimneys can all lead to water ingress that may cause damage to internal decorations and structural timbers over time. Our surveyors will identify any areas of concern and provide recommendations for repair or maintenance to prevent further deterioration.

Owston and Newbold is situated in the uplands of east Leicestershire, encompassing the uppermost valleys of the River Gwash and a tributary of the River Wreake. Properties located near these watercourses or in low-lying areas may be at risk from river flooding or surface water flooding. A Level 3 Survey will note any evidence of previous flooding, such as water marks on walls or dampness in ground floor rooms, and will advise on any steps you may need to take to mitigate flood risk. Our surveyors are familiar with the local geography and will assess whether the specific property you are considering could be vulnerable based on its position relative to watercourses and natural drainage patterns.

While the majority of properties in this parish may not be directly affected by flooding, it is still important to understand the potential risk. This information is valuable for insurance purposes, as flood risk can significantly impact the cost and availability of buildings insurance. Some mortgage lenders may also require a flood risk assessment as part of their lending criteria, particularly for properties in areas identified as having any degree of flood risk. Our survey report will provide you with the information you need to make informed decisions about insurance and any flood resilience measures that might be appropriate.

The small streams that feed the River Gwash and River Wreake can respond rapidly to heavy rainfall, leading toflash flooding in localised areas. Properties with long gardens extending towards watercourses should be particularly mindful of this risk, and our surveyors will note any features that suggest the property may be susceptible to surface water flooding. Understanding these risks before you purchase allows you to factor them into your decision-making process and plan any necessary preventative measures.