RICS Level 2 Survey Ashby-de-la-Zouch

Our RICS Level 2 Survey gives a full visual check of all accessible parts of the property, inside and out. A chartered surveyor looks at the walls, roof, foundations, windows, doors and internal fixtures, then judges the overall condition against the RICS red, amber or green rating system. Ashby-de-la-Zouch throws up a mix of construction types, from solid-wall pre-1919 homes in the Conservation Area to cavity-wall post-1980 developments, and our surveyors know the issues that tend to affect each one.

Below Ashby-de-la-Zouch, the geology is Mercia Mudstone, a clay-rich bedrock, so our surveyors keep a close eye out for subsidence, heave and other signs of ground movement. Mature trees and clay soils can create shrink-swell behaviour in dry or wet spells, which may lead to cracking or structural movement. The Level 2 Survey checks any visible cracking and recommends further investigation where structural concerns appear. We also note superficial deposits of glacial till and alluvium in lower-lying spots near the River Mease, as these can alter ground conditions.

We also look for the defects that crop up again and again in the local housing stock, damp in solid-wall period homes, roof wear, including slate and clay tile deterioration on older properties, timber issues such as woodworm or rot, and dated electrical and plumbing systems that often need upgrading in homes built before the 1980s. Our reports come with clear photographs and direct recommendations, so the next step is obvious. With 18% of local properties pre-1919 and 31% built between 1945-1980, our surveyors see these patterns regularly.

External inspection covers walls, the roof, chimneys, gutters and drainage. Inside, we check all habitable rooms, bathrooms, kitchens and any loft space that can be reached. Joinery, fixtures and fittings are examined, and windows and doors are tested for operation. We also carry out a basic check of services, electricity, gas where it is safe to do so, water and drainage, although this is not a full safety inspection. Anything that cannot be seen because access is limited is noted clearly in the report.

Several common defects turn up in Ashby-de-la-Zouch, and our RICS Level 2 Survey is designed to spot them. Damp is especially common in older homes, where solid-wall construction lacks modern cavity insulation and breathability. Rising damp, penetrating damp and condensation affect many period properties, particularly where ventilation is poor or air bricks are blocked. Our surveyors inspect walls, floors and joinery for damp-related signs and advise on suitable remediation. In the Conservation Area around Market Street, the age and traditional construction methods make these issues more likely.

Roof condition varies a lot across the town. Older properties may still have original slate or clay tile roofs showing wear, slipped tiles, failing pointing or deteriorated felt, all of which can lead to leaks. Mid-century homes often use concrete tiles, which are sturdy enough but can suffer from frost damage or surface erosion over time. Our inspection includes accessible roof spaces, chimneys and flat roof areas where relevant, so we can identify work needed to keep the roof weather-tight. We also look at lead flashing and valley gutters, which often deteriorate on period properties.

The local geology creates its own issues for property owners. Mercia Mudstone under much of Ashby-de-la-Zouch is prone to shrink-swell movement, especially where trees are nearby or foundations may be shallower than modern standards would call for. Properties in low-lying areas near the River Mease and its tributaries face possible flood risk, from river overflow as well as surface water flooding in heavy rain. Our surveyors note any signs of previous flooding or water damage and recommend further investigation where needed. We also look for evidence of mining-related problems given the area’s historical coal mining activity.

Older homes often need attention to their electrical and plumbing systems. Properties built before the 1980s frequently have electrical installations that no longer meet current regulations, and we note any obvious deficiencies. Old pipework, including lead supply pipes, can also still be found in some older houses. Our basic services check highlights where a qualified electrician or plumber should carry out a specialist inspection before completion.

Ashby-de-la-Zouch has a substantial Conservation Area covering much of the historic town centre, including the area around Ashby Castle and along Market Street. Within it sit many listed buildings, from the Grade I listed Ashby de la Zouch Castle to numerous Grade II listed commercial and residential properties. If you are looking at a listed building or a property within the Conservation Area, the standard RICS Level 2 Survey may not go far enough for the complexity involved. These homes need a more detailed assessment because of their age and historical significance.

For listed buildings and properties of real historic interest, we usually recommend the RICS Level 3 Building Survey. It gives a much fuller assessment of the property’s construction, condition and ongoing maintenance needs. Historic homes often call for specialist knowledge of traditional materials and methods, and the Level 3 Survey includes advice on repairs that respect the building’s character while meeting modern standards. Planning restrictions on listed buildings also need careful thought when budgeting for works. Our team has experience with historic properties across North West Leicestershire and can advise on the right survey level for your particular home.

The Conservation Area itself brings extra matters to think about, including restrictions on alterations, extensions and changes to external appearance. Our surveyors know these requirements and can advise on how any defects identified might be tackled within the planning framework. For a modest terraced property or a substantial period house, it is important to understand those constraints before you complete the purchase.

Your RICS Level 2 Survey report is written to be clear and straightforward, even if you have never used a property survey before. Each section of the property receives a condition rating. Condition Rating 1 means no repair is currently needed, Condition Rating 2 means defects have been identified that need repair or replacement but are not serious or urgent, and Condition Rating 3 means serious defects requiring urgent attention or extensive repair have been found.

The report includes full colour photographs showing the issues we have identified, together with plain explanations of what the defects mean and what action we recommend. If specialist investigations are needed, for example for suspected structural movement, damp testing or electrical testing, we say so clearly. The report also has an Executive Summary at the front, so you can grasp the key points quickly before reading the full detail. That makes it easy to share the main findings with your solicitor, mortgage lender or family members involved in the purchase decision.

Condition Rating 3 items should be dealt with before completion where possible, because they point to serious defects that could affect the property’s value or safety. Condition Rating 2 items are important but not urgent, though it makes sense to allow for them in your renovation budget after completion. Your report will also highlight any legal issues for your solicitor to investigate, such as discrepancies in ownership boundaries or rights of way affecting the property.