RICS Level 3 Building Survey in Snarestone

The village's housing stock presents particular challenges for prospective buyers. Properties along Main Street and the surrounding area include some constructed from early red brickwork with stone cornices, while others feature traditional thatched roofs or converted agricultural barns. This mix of construction types, combined with the age of many buildings dating back to the 18th century, means each property requires careful individual assessment. From Manor Farmhouse with its late 18th-century red brick construction to the row of thatched cottages at 41-45 Main Street, the variety of building styles in this small village is remarkable.

Clay-rich soils underlying much of North West Leicestershire create specific risks for local properties. These soils are susceptible to shrink-swell behaviour, particularly during extended dry periods or following significant rainfall. This ground movement can lead to subsidence or heave, manifesting as cracks in walls, floors, and ceilings, or causing doors and windows to stick. Our inspectors are trained to identify the subtle signs of such movement, examining crack patterns, checking for signs of differential settlement, and assessing the condition of foundations. In the village centre, where many of the oldest properties stand, this is particularly important.

Additionally, Snarestone sits near the River Mease and the Ashby Canal, placing certain properties at risk of flooding. Surface water flooding affects broad areas of the village, and past incidents have been recorded on Bosworth Road where the Gilwiskaw brook has overflowed. Properties on lower ground near watercourses may be particularly affected, and the Ashby Canal itself has experienced overtopping in other sections due to its elevated position in places. A thorough Level 3 survey will assess these flood risks and their potential impact on any property you're considering.

The history of coal mining in the area adds another layer of consideration for buyers. While the mine sunk in Snarestone in 1875 reportedly found only water, the broader Leicestershire Coalfield has a history of mining activity that affected the Ashby Canal in other sections, leading to closures due to subsidence. Our surveyors will consider these historical mining factors when assessing any property in the area, particularly those with visible cracking or settlement issues. This local knowledge is invaluable when purchasing in a village with such industrial heritage.

Properties in Snarestone showcase a range of traditional building methods that have evolved over centuries. From Manor Farmhouse, a late 18th-century red brick building with stone cornices, to the row of thatched cottages at 41-45 Main Street, each property type presents its own inspection requirements. Converted two-storey brick and slate barns are also common in the village, representing agricultural buildings that have been thoughtfully repurposed for residential use. The village also features grand period properties alongside modest agricultural workers' cottages, reflecting its agricultural heritage.

The Ashby Canal passes through Snarestone via a brick-lined tunnel with stone-faced entrances, a notable engineering feature of the area. This canal, originally built to serve local coal mines, now forms an attractive waterway popular with narrowboat enthusiasts. Properties near the canal or those with historic connections to local industry may have additional considerations, including potential issues with dampness from the waterway and the effects of historic industrial activity on ground conditions. Our surveyors are familiar with these regional construction characteristics and can provide informed assessments that account for local building traditions.

The bedrock geology of the wider Leicester district is dominated by Mesozoic rocks of Triassic and Jurassic age, which contribute to the clay-rich soils prevalent in the area. This geology creates specific challenges for foundations, particularly in periods of drought or heavy rainfall when the clay contracts or expands. Properties in Snarestone have historically been built with deep footings to compensate for these ground conditions, but older buildings may show signs of movement over time. Our inspectors examine these factors carefully, looking for evidence of past or ongoing structural movement.

Snarestone's position on the edge of the National Forest also influences the local environment. The village benefits from access to beautiful countryside, but properties may be affected by trees and vegetation that can impact foundations, particularly in clay soils where tree roots can extract moisture and cause subsidence. Our surveyors assess the relationship between trees, vegetation, and the property, noting any potential risks that require attention.

Period properties in Snarestone frequently present damp and moisture issues that require careful identification. Rising damp is common in buildings constructed without modern damp-proof courses, while penetrating damp can result from defective gutters, roofs, or windows. Poor ventilation in older properties often leads to condensation problems, particularly in bathrooms and kitchens where steam accumulates. Our Level 3 Survey examines walls, floors, and roofs comprehensively to identify the type and cause of any dampness present, using moisture meters and thermal imaging where appropriate to build a complete picture.

Timber decay is another significant concern in this area. Dry rot and wet rot thrive in damp or poorly ventilated spaces, and many historic properties in Snarestone feature substantial timber framing that may be affected. We inspect all accessible timber elements, including floor joists, roof timbers, and window frames, noting any signs of decay or insect damage that could compromise the structural integrity. In converted barns, where timber frame construction is prevalent, this is particularly important.

Roof defects are frequently identified during surveys of older properties. Missing or broken tiles, issues with verges, ridges, hips, valleys, and flat roofs all require attention. Given the mix of slate, tile, and thatched roofs found throughout the village, our surveyors assess each roof type according to its specific characteristics and identify any repairs needed to maintain weathertightness. Thatched roofs, while attractive, require specialist knowledge to assess properly, and we factor in the additional complexity these present.

Many older properties in Snarestone also have outdated electrical and plumbing systems that do not meet current standards. While a Level 3 Survey is not a specialist electrical or plumbing inspection, our surveyors will note any visible concerns and recommend further investigation by qualified contractors where necessary. We also assess the condition of heating systems, including solid fuel burners and older boiler installations, which are common in period properties.

Structural movement and cracking are concerns we frequently address in Snarestone properties. The combination of clay soils, historic mining activity, and the age of many buildings means that some degree of movement is often present. Our surveyors distinguish between minor settlement cracks that are cosmetic in nature and more serious structural issues that require attention. We provide clear guidance on what is acceptable and what warrants further investigation or remedial work.