RICS Level 2 Survey in Leicestershire

Our inspectors check every accessible part of the property, including the roof space where it is safe to enter, along with the external walls, foundations, damp proof courses, and mechanical and electrical installations. Across Leicestershire, we regularly see issues tied to local housing, from the red brick Victorian terraces in Leicester's West End to the inter-war semis common in places such as Oadstone and Wigston. We also inspect homes in the county's attractive villages, where older cottages often have traditional lime mortar pointing that needs a different approach from modern cement-based mortars.

Construction type and materials are a key part of the survey, and our surveyors also record the Mercia Mudstone geology found beneath much of the county. That ground condition can produce shrink-swell behaviour in clay soils, which may affect foundations over time. We look for signs of subsidence or heave that could point to movement, especially at properties with mature trees or on sites with high clay content. In Melton Mowbray and Loughborough, where clay soils are common, that local understanding matters.

We check for damp through visual inspection and with moisture meters, covering both rising damp and penetrating damp, which often appears in older Leicestershire homes. Many properties in the county, especially those built before 1919, were put up without modern damp-proof courses, so damp ingress can be a real concern. Our surveyors also examine timber for rot and woodworm, both frequently linked to age-related wear or poor ventilation. Original timber sash windows, often found in Georgian and Victorian buildings across Leicestershire, are another feature we assess carefully for condition and operability.

Electrical and gas safety is an important part of what we inspect. We carry out a visual check of the consumer unit, wiring, sockets, and switches where accessible, and note any obvious defects or safety concerns. We do not dismantle installations, but we do flag anything that needs a closer look from qualified electricians and gas engineers. That is especially relevant in properties with older installations from the 1970s or earlier, which still appear regularly in Leicestershire's housing stock.

• Roof structure and covering
• Walls, pointing and external joinery
• Damp proof course and dampness
• Timber floors, stairs and wardrobes
• Bathrooms and kitchen fittings
• Windows and doors
• Chimneys and flues
• Garages and outbuildings
• Services (gas, electric, water)

Across Leicestershire, our RICS Level 2 surveys tend to pick up a number of recurring issues. One of the main ones is the county's geology, especially the Mercia Mudstone deposits around Loughborough and Melton Mowbray, which create clay soils that expand and contract as moisture levels change. That shrink-swell behaviour can lead to foundation movement and the structural cracking that comes with it, so our surveyors assess those signs carefully. Homes with large trees close to the building are often more vulnerable because roots draw moisture from the ground and intensify the cycle.

Flood risk is another point we watch closely. The River Soar, River Wreake, and their tributaries affect low-lying parts of Leicester city, Loughborough, and Market Harborough, so our inspectors look for past flooding, water staining, and dampness that may suggest a problem. Where a property sits in a designated flood zone, we take a closer look and give clear advice on any further checks or insurance considerations. We also note how the property sits in relation to nearby watercourses and comment on flood resilience measures where relevant.

Many homes in Leicestershire's market towns were built in the Victorian or Edwardian periods, with solid brick walls and no cavity insulation. It is also common to find ageing electrical systems that may fall short of current regulations, particularly where there has been no update since the 1980s. We point out any electrical issues that need further investigation by a qualified electrician, so there is a clearer view of possible safety concerns before completion. Old rubber-sheathed cabling and cast iron consumer units are both findings we still come across.

We regularly find roof defects, especially on properties that still have original clay tile or slate coverings now 40+ years old. Broken or slipped tiles, worn lead flashing, and blocked gutters can all allow water ingress, which then affects timber rafters and ceiling joists. Where it is safe, our surveyors access the roof and use ladders to inspect roof slopes, chimneys, and valleys. Properties on more exposed ground, including around Ashby de la Zouch, may show faster deterioration from strong winds.

New housing development remains a major feature across Leicestershire, with schemes such as Wigston Meadows in Wigston, The Poplars in Barwell, and Buttercup Fields in Shepshed. Even so, newer homes should not be waved through without proper scrutiny. A RICS Level 2 Survey is still useful for spotting building defects, snagging items, and any issues that have appeared since construction. Brand new homes can hide faults that are not obvious at first glance, from poorly fitted insulation to problems with window seals and door alignment.

Our surveyors are used to assessing modern construction methods, including cavity wall insulation, trussed rafter roofs, and contemporary cladding systems. We can pick up issues such as poor ventilation, badly installed insulation, or defects in developer finishes that are easy to miss without trained eyes. Even new builds from reputable developers can contain hidden defects. Prefabricated timber frames, for example, call for specific knowledge, and our team has that experience.

The RICS Level 2 Survey is especially useful on new build properties that are still covered by NHBC or other structural warranty providers, because our report records the condition of the property at the time of purchase. That gives a clear baseline for any future claim or dispute with the developer. If issues come to light after moving in, a professional survey report prepared before ownership can carry real weight for warranty claims. Developers are often more responsive to snagging points when they are backed by a professional survey rather than a list put together by the buyer alone.