RICS Level 2 Survey in Langtoft

Our RICS Level 2 survey gives you a detailed picture of the property's visible and accessible parts. We inspect the main structural elements, including walls, roof, floors, doors and windows. Inside and out, where access allows, we look at wall condition for cracks, damp penetration and material decay. In Langtoft, our surveyors pay close attention to traditional construction, as many village homes include older brickwork and stone details that need careful scrutiny.

Roofing gets a close look, from tiles and flashings to chimneys and gutters. Where the loft space is accessible, we go in to check insulation, the state of the timbers and any evidence of current or historic leaks. Because Langtoft sits near the River Glen and on the edge of The Fens, we also watch for dampness and drainage problems that can affect homes in this area. Each part of the report is given a clear condition rating, from "good" to "urgent repairs needed", so you can see exactly what you are buying.

We also review the main services, including electrical systems, plumbing and heating. Our surveyors record the visible age and condition of wiring, consumer units, pipework and heating installations. We do not carry out specialist testing, but we do point out obvious safety issues and say where further checks by qualified electricians or gas engineers would be sensible. In homes with older systems, especially original lead piping or vintage electrical work, this can be particularly useful.

The last part of the report covers legal and environmental points. We consider matters that could affect the property's value or how you use it, including rights of way, boundaries and any planning permissions or building regulations approvals on record. We also note any obvious environmental risks, although a full review of flood risk or other site-specific issues may call for extra searches.

• External walls and brickwork
• Roof structure and tiles
• Windows and doors
• Damp and timber decay
• Plumbing and electrical
• Boundaries and legal issues

Langtoft properties show a broad mix of construction styles shaped by the village's history and rural setting. Around the conservation area near St. Michael's Church, many older homes are built in traditional handmade brick laid in Flemish bond, a pattern that often points to skilled hand-built construction. Our surveyors know these older methods well and look for defects that can weaken historic brickwork, including frost damage to soft bricks, failing mortar and movement that may suggest foundation trouble.

Stone homes are another familiar feature in Langtoft, especially older buildings with coursed rubble walls, stone quoins and dressings. They often need a more specialist eye because the porosity of local stone can differ a great deal. We inspect for erosion, spalling (surface deterioration) and biological growth, all of which can reduce weather resistance. We also check traditional lime mortar pointing, which is more breathable than modern cement mortar but does need regular upkeep.

Across Langtoft, roof construction ranges from older forms to more recent systems. Traditional houses often have pantile or slate roofs, and we check these carefully for slipped or broken tiles, worn ridge mortar and the condition of any felt or sarking beneath. Some historic buildings still have stone slate roofs, which need specialist knowledge to assess properly. On newer schemes such as Aquila Way, concrete tiles are more common. They are hard-wearing, but anchor failure and wind uplift can still become issues in exposed spots. We inspect all roof types thoroughly and also check that loft insulation depth is adequate.

Window types in Langtoft vary just as much as the houses themselves, from timber casements and sliding sash windows in older properties to uPVC and aluminium systems in newer homes. We assess condition, operation and the quality of the seals. Where original timber windows remain, we check for rot, decay and signs that they have been badly treated with modern paints that trap moisture. On newer properties, poor sealing or installation can still lead to draughts and water ingress, so we look closely at that too.

Because Langtoft has homes from different periods, certain defects come up time and again. Dampness is one of the most common, especially in older solid-walled properties built before damp-proof courses became standard. Without a cavity to resist moisture penetration, solid walls can be more vulnerable to rising damp, particularly where outside ground levels have crept up over years of landscaping. We look for the usual clues, tide marks, stained plaster, soft flooring near walls and musty smells, all of which can point to a moisture problem.

We often find roofing defects in Langtoft, particularly on older houses where the roof may be original to the building. In those cases, the tiles, battens and underfelt can be decades beyond their expected life. Broken or missing tiles are common, especially after winter frosts that split clay tiles, and failing mortar to ridge tiles can let water in. In the loft, we check insulation depth, current Building Regulations call for at least 270mm of mineral wool, and we also look for signs of old or active leaks plus any rot or woodworm activity in rafters and joists.

Older Langtoft homes regularly show up electrical and plumbing concerns. A good number of properties built before the 1990s still retain original electrics, sometimes including fabric-covered cable that becomes brittle, older consumer units with no modern RCD protection and missing earth bonding by current standards. On the plumbing side, we often come across original lead pipes or galvanised steel pipework, both of which can affect water quality and pressure. We flag these points in the survey and usually advise further checks by a qualified electrician and plumber before completion.

Cracking and structural movement always need careful reading. Fine hairline cracks in plaster are often just part of a building settling with age, but diagonal or stepped cracks wider than 5mm may indicate more significant foundation movement that needs further investigation. We examine internal and external walls, note crack patterns, test door and window operation and look at any earlier repairs to see how they are performing. On the edge of The Fens, ground conditions can be a factor, so a proper structural appraisal matters here.

Recent years have brought a noticeable amount of new building in Langtoft. Aquila Way added modern family housing, while Langtoft Lakes introduced luxury lodges with lake views for buyers after something different. More recently, Church View by Ashwood Homes has been proposed for up to 49 new homes on the edge of the village, with 30% set aside as affordable housing. Land off Stowe Road has also been granted planning permission for more homes.

Even with a new build, a Level 2 survey still has a place. Modern building regulations do not stop snagging, shortcuts during construction or faults with fixtures and fittings that a developer should put right before completion. In newer homes, we often spot loft insulation that falls short, windows and doors that are not sealed properly, slight cracking to fresh plaster and drainage runs that may not have been compacted as they should be. For homes at Langtoft Lakes and other recent schemes, our survey helps confirm that the investment stacks up.

New-build construction calls for a different approach from older houses. Most modern homes use cavity walls with a brick outer leaf and blockwork inner leaf, which generally improves thermal performance and moisture resistance compared with solid-wall construction. Even so, we still check for defects such as mortar droppings bridging the cavity, which can create a route for damp, along with missing or displaced wall ties and poor pointing. Our surveyors are used to both traditional and modern buildings, so the inspection stays thorough whatever the age of the property.