RICS Level 2 Survey in Hoby with Rotherby

Our RICS Level 2 Survey looks closely at every accessible part of the property, from the roof, walls and floors through to doors, windows and joinery. Our surveyor checks the building’s structure, notes visible defects, and considers what maintenance may be needed overall. In a village like Hoby with Rotherby, where many homes are built in traditional red brick, Swithland slate and ironstone, our surveyors know the usual weak spots. We inspect slate roofs, look for damp in older timber-framed properties, and assess cracking or movement in brickwork that could point to structural problems.

A market valuation is included too, so you get a current value based on local conditions in the Leicestershire countryside. That matters in Hoby with Rotherby, where prices can differ quite a bit from one village to the next within the parish. If we find urgent defects, such as unsafe electrics, serious damp or structural weaknesses, we will flag them clearly. The report uses a traffic-light system for each element, with ratings of acceptable, requiring attention or requiring urgent repair.

We cover the key structural parts of the building as well as the main services. That means the roof structure and covering, together with chimneys, parapets and any flat roof areas. The walls are checked for cracking, movement or deterioration, with extra care given to mortar in older red brick properties. Windows and doors are tested for operation and condition, floors and stairs are reviewed for levelness and any signs of rot or damage, and bathroom and kitchen fittings are assessed. We also make a visual check of the plumbing and electrical systems, noting anything clearly defective or looking outdated.

Our inspection also includes external areas, such as gardens, boundaries, outbuildings and drainage. In Hoby with Rotherby, where some properties sit on larger plots or rural land, we note the state of retaining walls, fences and access points. We look at visible drainage arrangements and any obvious problems with surface water runoff, which matters especially near the River Wreake flood plain.

• Roof structure and covering
• Walls, foundations, and damp proof course
• Windows, doors, and joinery
• Floors and stairs
• Bathrooms and kitchen fittings
• Plumbing and electrical systems
• External areas and outbuildings

Because Hoby with Rotherby contains everything from 17th-century timber-framed cottages to newer developments, our surveyors come across a wide spread of construction types and defects. The village has many historic buildings in traditional red brick, some with rendered facades, and roofs usually finished in slate or clay tiles. We often pick up problems with older roof coverings, especially Swithland slate, which can become brittle with age and start to slip or break. Lead flashing around chimneys and roof penetrations is checked as well, since it can deteriorate and allow water in if it has been neglected.

Flood risk is a real issue in this part of the parish, particularly for homes near the River Wreake or along Brooksby Road and Hoby Road. Our surveyors note how close the property is to known flood risk areas and look for signs of earlier flooding or water damage. Low-lying homes near the river may need a closer look, and if we spot concerns, we will set out the next steps. The Environment Agency issues flood warnings for the River Wreake, and residents have also raised concerns about flooding near the stream along Holmfield and Brooksby Road. Clay deposits in the local geology can add to the risk of subsidence in some properties, especially older buildings with shallow foundations.

Older homes across the parish often have electrical and plumbing systems that are past their best. Properties built in the 19th or early 20th century may still have original wiring and pipework that no longer meet current standards. Our survey includes a visual check of these services, and we flag any obvious safety issues or installations that appear out of date. We also look at ventilation in bathrooms and kitchens, since poor airflow can lead to condensation and damp, especially in older solid-walled properties without modern damp proof courses.

Timber-framed elements are another area our surveyors pay close attention to here. Homes such as The White House, dating from 1690, and other historic buildings may still have original timber frames that are vulnerable to rot or woodworm if they have not been cared for properly. We inspect all accessible timber for decay, insect activity or signs of past remedial work. We also check any original fireplaces, as many have been blocked up or altered over time. That kind of detailed assessment gives you a fuller sense of any restoration work that may lie ahead.

Our chartered surveyors have spent years inspecting property across Leicestershire, including Hoby, Rotherby and the surrounding villages. We know the local market, the construction methods used here, and the issues that regularly affect homes in this part of the Wreake Valley. A survey from us is not just a generic checklist. It draws on local experience that helps spot problems specific to the area, such as the usual defects found in Swithland slate roofs or signs of movement in buildings on clay subsoil. Because our surveyors are RICS regulated, they work to strict professional standards and produce reports that meet high industry benchmarks.

Buying a home is stressful enough, and waiting for the report can feel endless. That is why we aim to get your completed report to you within 3-5 working days of the inspection, so you can keep your purchase moving without needless delay. The report is set out clearly and is easy to follow, with the most important findings shown right at the start. You will get a detailed condition assessment, an estimated market value, and practical recommendations for repairs or any further investigations that may be sensible.

Our local presence means we understand the pressures facing buyers in the Hoby with Rotherby area. From a period cottage on Main Street to a modern family home near the village centre, or a rural property with land, we have the knowledge to give a proper assessment. We understand the planning restrictions that apply in the Conservation Areas, so we can talk through the implications of any planned alterations. With 80.7% of households in the parish being owner-occupied, we also have a good feel for what local buyers tend to prioritise.

Every survey we carry out includes ongoing support from our team. If you want to talk through the report, need a bit more detail on any finding, or would like guidance on the next move, our chartered surveyors are here to help. We work closely with solicitors, mortgage brokers and estate agents across Leicestershire to keep the transaction moving smoothly. Our service gives you more than a report. It gives you a partner who is focused on helping you make a sound decision about the purchase.