RICS Level 2 HomeBuyer Survey in Beaumont Leys

Our RICS Level 2 HomeBuyer Survey is a careful inspection of every accessible part of the property. We look at the walls, roof, floors, doors and windows, along with services such as heating, plumbing and electrics. You then get a detailed report setting out any defects, what they could mean in practice, and how serious they are, from urgent defects needing immediate attention to smaller maintenance items. We use clear condition ratings, so it is easy to see what needs urgent action.

Beaumont Leys has a lot of housing dating from the 1970s onwards, with newer developments still being added, so our surveyors know the kinds of issues these homes can throw up. We inspect everything from a terraced house on Saffron Road to a semi-detached property around Beaumont Leys Lane, or a new build at Verdant Rise. Across the main estates here, we have seen the usual construction methods used by the builders behind these neighbourhoods, and that local knowledge helps.

As part of the report, we include a market value opinion and a rebuild cost valuation, which is especially helpful for insurance purposes. We also flag legal issues that may affect the property, including rights of way or planning constraints, so you have a fuller picture before completing your purchase. Our team checks the property against local planning records and points out anything your solicitor should investigate further.

Buyers in Beaumont Leys often tell us the local detail in our Level 2 survey is what matters most. We check the condition of damp-proof courses, which can be important in homes built during the 1970s and 1980s when building regulations were less stringent. We also assess the roof structure, looking at tiles, flashings and any flat roof sections, which are common on extensions in this area.

• Comprehensive visual inspection of all accessible areas
• Defect identification with severity ratings
• Market value and rebuild cost opinions
• Advice on repairs and maintenance
• Energy efficiency assessment (where applicable)
• Clear, jargon-free report format
• Checking for signs of subsidence or structural movement
• Assessment of drainage and guttering systems

Some issues come up again and again in Beaumont Leys. The mix of 1970s housing estates and more recent developments means the likely defects often depend on when a property was built and how it was put together. Because we understand how different parts of Beaumont Leys were developed, we can often anticipate the kinds of problems we may find before we even arrive.

Dampness is one of the defects we most often report on. In some properties, the original damp-proof courses have failed over time, while in others poor ventilation is part of the problem. In homes built before modern building regulations, we regularly see rising damp to ground floor walls and penetrating damp around windows and roof edges. We check all walls with moisture meters and note where damp-proof courses are damaged or missing.

Roof problems are another frequent finding in our surveys. We often identify damaged tiles, worn ridge mortar and poor insulation, all of which can contribute to heat loss and higher energy bills. Many Beaumont Leys properties have concrete tiles, and these can become brittle and crack as they age. We also pay close attention to flat roof sections on extensions and garage conversions, because leaks there are common and not always obvious from inside.

Electrical defects are common too, particularly in homes that may still retain wiring from their original period of construction. We inspect consumer units, wiring and socket outlets, and we flag anything that does not meet current safety standards. In older properties, we may also find timber defects such as rot or woodworm, both of which can affect structural elements if left untreated.

We also keep a close eye on signs of subsidence or structural movement because of the geology in this part of Leicester. The Mercia Mudstone clay beneath many Beaumont Leys homes can expand and contract as moisture levels change, which may shift foundations over time. Cracks in walls, sticking doors and gaps around window frames are all things we look for where further investigation may be needed.

• Rising damp and penetrating damp
• Roof tile damage and deterioration
• Outdated electrical installations
• Timber rot and woodworm
• Structural movement and cracks
• Poor insulation and energy efficiency
• Drainage and guttering issues
• Asbestos-containing materials (in buildings constructed before 2000)

Recent years have brought substantial new development to Beaumont Leys. Verdant Rise by Tilia Homes, for example, includes 3 and 4-bedroom semi-detached houses priced from £345,995 to £387,995. It is part of the continuing growth of Leicester's northern suburbs and shows the newer end of the area's housing stock. These homes attract many first-time buyers, but even brand new properties benefit from the thorough way we inspect.

On the edge of Beaumont Leys, the wider Ashton Green scheme is set to grow to as many as 3,000 dwellings, and the latest phase of around 560 homes has recently been approved. That scale of development is changing the area and bringing more families into the neighbourhood. It can also mean builders are working to tight schedules, which is one reason an independent survey is often so worthwhile.

A RICS Level 2 survey is still useful on a new build. Major structural defects may be less likely in a newly constructed property, but we can still pick up snagging issues, faults with fittings and finishes, and signs that work has not been completed to acceptable standards. We check that windows and doors work properly, that plumbing and electrical installations appear to function as they should, and that there are no visible defects to walls, ceilings and floors.

With new builds, we can also look at whether insulation appears to have been installed properly and whether there are issues with windows, doors or plumbing. We have come across missing insulation in cavity walls, poorly fitted windows letting in draughts and drainage defects that would only have become obvious later. Finding these before you complete gives you the chance to ask the developer to put them right as part of your snag list.

If you are buying a new build at Abbey Wharf, Waterside, or another development in the LE4 area, a Level 2 survey gives you an independent view of the property's condition. With so much building activity across the LE4 postcode area, that extra check can be valuable whether the home is newly built or long established. We provide a detailed report that can be shared with your solicitor and, where needed, the developer.

Local context matters when we survey in Beaumont Leys. Our advice is shaped by the conditions specific to this part of Leicester, rather than by a one-size-fits-all checklist. Geological factors, flood risk and the age of the housing stock all combine here to create a particular set of issues, and our surveyors are trained to spot them.

Beneath Beaumont Leys, the Mercia Mudstone bedrock can create real challenges for property owners. This clay-rich soil is prone to shrink-swell movement, so it expands in wet conditions and contracts in dry ones. Buildings with trees close by can face a higher risk because roots may draw moisture from the soil, causing it to shrink and potentially leading to subsidence. That is why we examine walls carefully for cracking consistent with this kind of movement.

Flood risk is another point we take seriously in Beaumont Leys. Leicester has been identified as one of the top 10 flood risk areas in the UK, and this area is specifically covered by the local flood risk management strategy. During the survey, we look for water marks on walls and doors, dampness at ground floor level and the condition of drainage systems. We also consider the property's position in relation to nearby watercourses and drainage channels.

The ward has 8 listed buildings, among them Beaumont Leys House and Beaumont Lodge, both Grade II listed. If you are buying a period property within one of these historic buildings, we may advise moving up to a Level 3 Building Survey so the unique construction methods and historic features can be assessed properly. Listed buildings need specialist surveying knowledge.

We are also conscious that some Beaumont Leys properties may stand on or close to historical industrial land. This is not usually a major issue, but where something suggests a point worth checking, we note it so your solicitor can investigate further during the conveyancing process.