RICS Level 2 Survey in Lenton Keisby and Osgodby

Our RICS Level 2 Survey gives you a detailed visual inspection of every accessible part of the property. We check the roof structure, walls, foundations, dampness levels, and the state of core elements including windows, doors and ceilings. In the report, we rate defects with a traffic light system, red for serious issues needing urgent attention, amber for matters that need further investigation, and green where the condition is satisfactory. We also look for obvious signs of subsidence, structural movement and water damage that may point to deeper problems. Everything we inspect is photographed and recorded in the final report, so you can see the property's overall condition clearly.

Older buildings need a different eye, and that is especially true in a rural parish such as Lenton Keisby and Osgodby. Several listed properties sit here, including the Church of St. Peter in Lenton, a Grade I listed building dating from the 14th century, Manor Farm House in Keisby, Grade II, and the Old Vicarage in Lenton, also Grade II. Our surveyors understand the methods used in these historic homes and can spot defects linked to age, from failed damp-proof courses and weakening timber frames to issues caused by traditional solid-wall construction. We know what is commonly found in buildings of this period, and what needs quicker action.

The Level 2 survey also comes with a market valuation and an insurance reinstatement figure. Both are useful, particularly when you are arranging buildings insurance and want to avoid being underinsured. We use our knowledge of the Lincolnshire market to provide valuations that match current conditions across South Kesteven. Where we find significant defects, we will point you towards the right specialist investigations so you have a proper sense of any remedial work that may follow. It also helps you judge whether the asking price matches the property's real market value.

We assess eight key parts of the property during the inspection. That includes the roof and loft space, where we look at covering materials, flashings and structural timbers. We check walls for cracking, damp penetration and the state of any render. Where visible, we observe foundations and substructure, and we review damp-proof courses and ventilation as well. Windows, doors, joinery and internal finishes are inspected throughout the property too.

• Roof and loft structure inspection
• Wall and damp assessment
• Foundation and structural check
• Electrical and plumbing observations
• Flood risk evaluation
• Market valuation and rebuild cost
• Window and door condition
• Internal joinery and finishes

The buildings in Lenton Keisby and Osgodby say a lot about the parish's agricultural past. In Osgodby, many properties are built in brick, and some have rendered finishes typical of the Lincolnshire countryside. Local geology has long supplied materials such as Kellaways Sandstone, Cornbrash limestone and clays from the surrounding fields. Older cottages and farm buildings may also contain Marlstone and Tealby Limestone, both commonly used in churches and traditional cottages across Greater Lincolnshire. Familiarity with those local construction methods helps us pick up issues that are particular to this area.

Because so many properties here are older, we regularly come across the same historic-building defects. Rising damp is common where original damp-proof courses are missing or have broken down over time. Penetrating damp often appears where render has deteriorated or pointing has failed, and condensation can build up in homes with poor ventilation. Our inspectors are trained to identify these moisture problems, judge how severe they are and give practical advice on remedial action. Where appropriate, we use moisture meters and thermal imaging equipment to find damp that is not obvious to the naked eye.

Roofs often need especially close attention in Lenton Keisby and Osgodby. Many older houses still have traditional clay or slate tiles, and with age these can slip, crack or become porous. We inspect the roof structure from inside the loft and externally where access allows, checking for sagging, worn flashing and faulty gutters that may let water in. Chimneys are part of that review too, as they are a frequent source of trouble in period homes. It is not unusual for us to find slipped tiles or damaged mortar joints during an inspection.

• Brick and stone wall construction
• Traditional clay tile roofs
• Solid wall insulation considerations
• Historic window and door joinery
• Listed building restoration requirements
• Agricultural building conversions

For buyers in Lenton Keisby and Osgodby, a RICS Level 2 Survey can be particularly useful because the local housing stock brings its own complications. With over 75% of properties likely to be over 50 years old, many homes in the parish were built using traditional methods rather than modern standards. Hidden defects are far more likely in buildings of that age, and they are not always visible during an ordinary viewing. Our surveyors know the warning signs to look for in older Lincolnshire properties, including issues that could cost thousands to put right.

Ground conditions add another point to check before you commit. Blisworth Clay Mudstone and Kellaways clay sit beneath many properties in the area, and that can mean a shrink-swell subsidence risk during drought or after heavy rainfall. Homes with large trees close to the structure can be more exposed because roots may draw moisture from the soil, leading it to contract and heave. We inspect walls, windows and doors carefully for signs of structural movement that could indicate foundation trouble. We also review the condition of drains and look for evidence of past movement that may suggest continuing instability.

Along the River Glen and its tributaries, flood risk is a real concern rather than a theoretical one. We assess that risk for each property and note any signs of previous flooding, including water marks or damp damage at lower levels. Proximity to watercourses and the overall topography of the site also form part of our judgement. All of this goes into the report, and it can matter a great deal when you arrange buildings insurance, since flood risk can affect premiums and the availability of cover.

Work across South Kesteven has shown us the issues that come up time and again in Lenton Keisby and Osgodby. Much of the parish sits on clay-based geology, and that creates a potential shrink-swell subsidence risk in dry spells and periods of heavy rainfall alike. Buildings with large trees nearby can be particularly susceptible, because roots draw moisture from the ground and may cause contraction and heave. We look closely at walls, windows and doors for signs of structural movement that could point to foundation problems. Cracks in brickwork or rendering are checked as well, especially where they may indicate ongoing movement.

Electrical systems are another regular concern in older homes. In many properties here, wiring will not meet current regulations, especially where little has been updated in recent decades. As part of the survey, we carry out a visual inspection of the electrical consumer unit, wiring and socket outlets, noting obvious shortcomings or hazards such as older fuse boxes, dated wiring and too few socket points. Where concerns arise, we recommend a full electrical inspection by a qualified electrician. In older properties, that can be an important next step if installations have not been upgraded for decades.

We also frequently find timber defects in older Lincolnshire properties, including wet rot, dry rot and woodworm infestations. These can affect structural timbers, window frames, door frames and floorboards, especially where damp or poor ventilation is present. Our surveyors probe timber where appropriate and watch for visible signs of decay or insect activity, such as bore holes, fungal growth or softwood that a screwdriver can penetrate. If we identify timber defects, we will recommend treatment by a specialist contractor and set that out in the report. Any exposed timber in the loft space is checked as well, as condensation there often leads to decay.