RICS Level 2 Survey in LE8

Our RICS Level 2 surveys involve a careful visual inspection of all accessible parts of the property. We look over the walls, roof, floors, doors and windows, checking for structural movement, damp, rot and everyday wear and tear. There are no invasive investigations, but the survey still gives a clear view of the property's condition and what you may be taking on. Our surveyors are used to spotting the obvious defects, and the quieter signs of deeper problems that can easily be missed.

In LE8, the ground itself matters. Because Mercia Mudstone and boulder clay soils are common here, and both have a moderate to high shrink-swell potential, our surveyors pay close attention to possible subsidence and heave. That can be a real issue for properties with shallow foundations, especially those near large trees. We check for cracking, uneven floors and other signs of instability, which is particularly relevant in homes built before modern building regulations came into effect.

We pay close attention to roof coverings, gutters and downpipes, especially on older homes in the area. In LE8, 13.5% of homes were built before 1919, and many of them use traditional construction methods that need a trained eye. Our surveyors look for deterioration in roof tiles, flashings and timber structures that could cause leaks or more serious damage over time. We also note possible asbestos-containing materials in properties built between the 1950s and 1990s, including textured coatings, insulation boards and roof sheets.

Major building services are part of the inspection too, including electrical and gas installations. We carry out a visual check of consumer units, wiring, particularly in pre-1980s properties where older systems may not meet current regulations, and visible gas pipework. We do not test the systems themselves, but we do flag visible defects and recommend further checks by qualified specialists where that is needed. That can be especially important for the 21% of LE8 properties built between 1965 and 1982, where aging electrical systems are more likely to be found.

• Structural walls and foundations
• Roof structure and coverings
• Damp and condensation issues
• Electrical and gas safety
• Windows, doors, and joinery
• Extensions and alterations
• Asbestos screening
• Drainage and guttering

LE8 has a broad mix of homes, which is part of its appeal. ONS Census 2021 data shows detached properties at 38.6% of the housing stock, a figure that fits the rural character of the area and its many family houses on generous plots. Semi-detached houses make up 33.3%, terraced homes account for 18.0%, and the remaining 9.3% is made up of flats, maisonettes and apartments, usually in village centres or newer developments.

The age profile in LE8 varies quite a bit, and that can change the kind of survey worth booking. Around 13.5% of properties were built before 1919, often with traditional solid wall construction that needs specialist understanding during inspection. Another 7.0% were built between 1919 and 1944, and 17.6% date from the post-war years 1945-1964. The biggest group, 21.0%, was built between 1965 and 1982, homes that may now be showing their age despite being built to the standards of that period. Properties built from 1996 onwards make up 26.4% of the housing stock, including new-build developments.

Construction style tells us a lot about where problems are likely to appear. Across LE8, traditional red brick cavity wall construction is common in properties built from the early 20th century onwards, while solid wall construction is more typical in properties pre-1900. Many older homes, especially in Kibworth and Saddington, include local stone features. Roofs are usually finished in clay or concrete tiles, though some higher-value period properties have slate. Our surveyors know these building types well and understand the defects commonly linked with each one.

LE8 covers several villages, each with its own feel and housing mix. In Kibworth, both Beauchamp and Harcourt include Conservation Areas and a good number of listed buildings, among them the Grade I listed St Wilfrid's Church. Homes in these settings often need a more careful inspection because of their age and historic construction methods. Our surveyors understand the extra considerations that come with properties in designated conservation areas, and we can advise if a RICS Level 3 survey would be the better fit for a listed building.

Flood risk also comes into the picture in parts of LE8. Properties near the River Sence and its tributaries may face river flooding, and surface water flooding can affect low-lying areas during heavy rainfall. We look for signs of previous flooding, dampness and water damage that may point to an ongoing problem. With clay-rich soils and varied topography across the area, drainage is often a key issue, especially for homes in valley locations.

Brick is the dominant building material in much of LE8, with red brick especially common across the villages. Some older houses include local stone, while newer developments tend to use a combination of brick, render and cladding. Those differences matter during inspection. They help our surveyors spot issues linked to each type of construction, from solid wall performance in older homes to defects affecting modern cavity wall systems. The age of the housing stock also means some properties have older alterations or extensions that were not built to current standards.

LE8 is not generally known for the kind of historic coal mining that creates a widespread subsidence risk, but some properties may still benefit from a mining search depending on the exact location and whether any mineral workings have been recorded nearby. Our surveyors note visible signs of ground movement and any unusual settlement pattern that could justify further investigation. In most cases across LE8, the main structural concern is still the shrink-swell behaviour of the local clay soils during spells of very wet or very dry weather.

• Clay soil subsidence risk
• River flood zones
• Conservation area restrictions
• Listed building considerations
• Traditional brick construction
• Modern development standards

From the surveys we carry out across LE8, a few issues come up again and again. Damp is one of them, particularly rising damp in homes without effective damp-proof courses or adequate ventilation. Properties built before 1919, which account for 13.5% of the housing stock, often have solid walls and can be more vulnerable to penetrating damp, especially where render or pointing has deteriorated. We use moisture meters alongside visual inspection to identify concern areas and recommend the right next steps.

Roof defects are another regular feature of our LE8 reports. On properties more than 50 years old, it is common to find cracked or slipped tiles, worn lead flashings and blocked gutters. We also see timber decay in roof structures, often where poor ventilation has allowed moisture to build up. Left alone, those issues can become expensive. With 38.1% of LE8 properties over 50 years old, a proper roof inspection is an important part of the survey.

In homes built before the 1980s, electrical and plumbing defects are often high on the list. Older wiring may fall short of current regulations and can present a safety risk. The same goes for galvanised steel or lead pipes in older properties, which may now be nearing the end of their useful life. Our survey highlights these points so you can get quotes from qualified electricians and plumbers before exchange or completion. We specifically review the consumer unit, earthing arrangements and the condition of visible wiring.

Ground movement linked to local clay soils is one of the main structural concerns in LE8. Homes with shallow foundations, especially those close to mature trees or in areas with variable ground conditions, can show signs of subsidence or heave. We check for cracking patterns, uneven floors, and doors and windows that stick, bind or do not close properly. Some minor movement is fairly common in older properties, but our report will make clear whether what we have seen looks active and likely to need a structural engineer.

• Rising damp and penetrating damp
• Roof covering deterioration
• Outdated electrical systems
• Timber decay and woodworm
• Subsidence and heave
• Outdated plumbing