RICS Level 2 Survey in Owston and Newbold

Owston and Newbold poses a distinct set of challenges for anyone buying here. The ground is shaped by Jurassic geology, with mudstones and limestones beneath a layer of glacial till, or boulder clay. That clay-rich soil carries a moderate to high shrink-swell potential, so homes can be vulnerable to subsidence or heave, especially where foundations are shallow or mature trees sit close by. Our surveyors know these local conditions well, and we look closely for movement, cracking and drainage issues that may point to foundation trouble.

Owston village is itself a Conservation Area, and it includes several listed buildings, among them the Grade I listed St Andrew's Church. In the heart of the village, many homes were built before 1919, using traditional methods, solid walls, local red brick and ironstone. They have plenty of charm, but period properties of this kind often bring familiar headaches, including damp, tired electrics and roof coverings that are nearing the end of their life. Our Level 2 surveys are set up to pick up those issues and give you a sound basis for discussions with sellers.

With approximately 10 properties sold in the area over the last 12 months and prices steady with a 2.5% increase, the Owston and Newbold market is still moving. Even so, the older housing stock makes a professional survey well worth having. We often see rising damp, roof wear and timber defects here, none of which may show themselves on a quick viewing.

Agriculture still drives much of the local economy, and many residents travel to larger towns and cities for work. That has helped support property values, while also attracting buyers who want the rural setting and community feel that Owston and Newbold offers. Our detailed surveys help protect that investment from hidden defects.

• Clay soil subsidence risk
• Historic period property defects
• Conservation area restrictions
• Outdated electrical systems
• Roof and timber deterioration
• Drainage and damp issues

In Owston and Newbold, the houses tell the story of Leicestershire’s traditional building methods over many generations. Local red brick is the dominant material, often paired with ironstone in the more notable older buildings. Roofs are usually clay tile or slate, both of which suit the materials that were available locally. Our surveyors know how these materials age, and how they tend to behave in the local climate.

Most homes in the area were built with solid walls, the common approach before cavity wall construction became widespread in the 1930s. Solid walls are structurally sound, but they insulate less well than modern cavity walls and can be more prone to damp if the damp-proof course has failed or was never installed. We give this close attention during our inspections, because many properties built before 1930 could benefit from insulation upgrades or damp-proofing works.

Across the village, timber roof structures are common, with traditional cut roofs made up of rafters, purlins and ceiling joists. They are sturdy when first built, but over time they can deteriorate, especially where ventilation is poor or where water has got in before. Our surveyors inspect all accessible roof spaces carefully, checking for rot, woodworm and structural movement that could signal deeper problems.

Owston and Newbold has a generally low risk of flooding from rivers and the sea, thanks to its inland position and higher ground, but there are still environmental factors we take into account on every inspection. Surface water flooding can be a local problem, particularly in low-lying spots or where drainage systems struggle during heavy rain. The surrounding farmland can also add runoff that affects boundaries and drainage.

We look closely at how drainage is working, both within the property curtilage and in the land around it. Gutters, downpipes, land gradients and any installed drainage systems are all checked to see whether they are coping properly. Poor drainage can lead to damp, erosion around foundations and, in more serious cases, structural movement that may cost a great deal to put right.

The Jurassic bedrock below the area, together with the glacial till deposits, creates particular issues for foundation design and performance. Homes in Owston and Newbold may have shallower foundations than would be expected on more stable ground, which makes them more vulnerable to movement as the clay soil expands and contracts with changes in moisture. Our detailed inspections include a careful look at foundations and any signs of movement that might suggest subsidence or heave.

Our work across the Harborough district has highlighted a number of recurring issues that buyers in Owston and Newbold should keep in mind. The clay soil geology brings a significant subsidence risk, particularly where large trees stand nearby or drainage is poor. We often find structural movement, including cracking to walls and openings, which can point to ongoing ground movement and may need specialist investigation.

Damp is another regular concern here, especially in older homes with solid walls or poor damp-proof courses. Rising damp and penetrating damp can do serious damage to internal finishes and timber if they are left unchecked. Our surveyors examine walls, floors and joinery closely for signs of damp penetration, using their experience to spot both obvious and hidden issues that a casual viewer might miss.

Period roofs often need attention, and we frequently come across slipped tiles, failed leadwork and worn valley gutters. Timber defects, including wet and dry rot and woodworm infestation, are also common in older properties, especially where ventilation is weak or there has been historic damp penetration. Many homes in the area also have outdated electrical systems and plumbing that will need upgrading to meet current standards.

We also often pick up on poor insulation in homes built before modern energy efficiency standards, possible asbestos-containing materials in properties built or refurbished between the 1950s and 1990s, and failing render or external wall finishes that can let water into the building fabric. These problems are not always obvious during a viewing, yet they can become significant maintenance liabilities for new owners.

• Subsidence from clay soil movement
• Rising and penetrating damp
• Roof tile slippage and deterioration
• Timber rot and woodworm
• Outdated electrical installations
• Poor drainage and ground water issues

A RICS Level 2 Survey is especially useful for buyers looking at the range of homes in Owston and Newbold. If you are buying a semi-detached property from the post-war years, usually built between 1945 and 1980, our Level 2 Survey will look at the condition of cavity wall construction, any later extensions and the overall state of modernised fittings. These homes are often in better condition than older period properties, but they still benefit from a proper inspection.

Detached homes in the village, which achieve the highest average prices at £540,000, can present more involved inspection challenges because of their larger footprint and the likelihood of multiple roof planes, several chimneys and more extensive foundations. Our Level 2 Survey gives full coverage of those features, so you know the true condition of the property before you complete the purchase.

Even new-build homes in Owston and Newbold, although less common in this rural setting, can still benefit from a Level 2 Survey to highlight snagging or construction defects. Modern buildings are covered by current building regulations, yet our surveyors have still found problems in newer homes that were missed at developer handover, giving our clients useful leverage when putting those issues right.