RICS Level 3 Building Survey in Owston and Newbold

Buying in Owston and Newbold often calls for a RICS Level 3 Survey because the housing stock is so mixed. Here, you can find everything from traditional 18th-century farmhouses and cottages to timber houses put up after the Second World War. Many of these buildings use local materials such as limestone ashlar, ironstone, and Swithland slate, all of which need an experienced assessment. In a rural setting with both older and later construction side by side, the risks vary from house to house, and a basic mortgage valuation would miss a lot of them.

Soil conditions are one of the big issues in this parish. Owston and Newbold sits on loam over clay, and there were historical pits nearby for sand, gravel, and clay extraction. That clay-rich ground carries a shrink-swell risk, so foundations can shift slightly as moisture levels change through the seasons. Our surveyors look closely for movement and foundation stress, especially in older homes with shallower original footings. We often see hairline cracking in external walls on clay soils like these, and the important part is working out whether that is only cosmetic or a sign of more serious structural movement.

Flooding can also come into the picture, particularly for homes in lower-lying spots near the River Gwash and tributaries of the River Wreake. Not every property is affected, but a proper survey should pick up signs of previous flooding or water damage that may affect the property's long-term viability. The parish lies in the uplands of east Leicestershire and covers the uppermost valleys of these rivers, so the exact position of the property matters. That can have a direct bearing on insurance and on future maintenance planning.

• Stone and brick construction assessment
• Foundation and subsidence investigation
• Roof and slate condition inspection
• Damp and timber decay analysis

Construction type matters here, and in Owston and Newbold the historic buildings are largely built in limestone ashlar or ironstone, both typical of this part of Leicestershire. Manor Farm, a striking 18th-century building, uses white limestone ashlar on its outer walls, while many cottages and farmsteads are built with the rusty-brown ironstone seen across the region. Our surveyors are used to reading these materials properly. Limestone, for instance, is fairly porous, so mortar pointing needs to be kept in good order to limit moisture penetration.

Period roofs in Owston and Newbold are usually slated, and Swithland slate is one of the best-known local materials. Quarried in Leicestershire, Swithland slate has been used on buildings across the area for centuries. Roofs of this age need careful checking because slates can become brittle, crack, or slip, which then allows water ingress that may not be obvious from the ground. Where access allows, our surveyors inspect from inside the loft as well as through external observation, so we can form a fuller view of the roof's condition.

By the 18th century, the hamlet of Newbold had been reduced largely to farmsteads, so any surviving residential property from that time may well have seen major alterations over the years. That is one reason our Level 3 Survey is so useful for these buildings. We do not just identify current defects, we also look for evidence of past changes to the structure. The history of those alterations can tell us a great deal about the building's overall integrity and about future issues linked to non-standard construction methods.

Homes inside the Conservation Area bring another layer of checks. Changes to historic buildings in the designated area may need planning permission or listed building consent, and our report will flag visible alterations that could merit further enquiries with the local planning authority. For buyers, that detail can be invaluable, especially if they want to avoid awkward surprises after completion.

Some defects come up time and again in this area. Damp is high on that list, especially in older stone and brick buildings with solid walls and no modern damp-proof course. Rising damp can affect ground floor walls, while penetrating damp often appears where mortar pointing has deteriorated and rain is getting through the external envelope. Our surveys are designed to spot those patterns and put them in context.

Timber condition is another serious point with older houses here. Woodworm, wet rot, and dry rot can all affect structural timbers, particularly where there has been damp or poor ventilation. Our surveyors test accessible timber elements and report any decay that might weaken the structure. In rural properties around Owston and Newbold, we also keep an eye on outbuildings and barns, because their timber condition can affect value or lead to remedial work.

Clay soil across much of the parish means subsidence and foundation movement have to be checked carefully. Typical signs include cracking in walls, doors and windows that stick or no longer close properly, and uneven floors. Some minor movement is common in older buildings with traditional shallow foundations, but our job is to judge whether movement is active and whether structural engineering advice or underpinning may be needed.

Roof coverings deserve close attention in this area, not least because slate roofs are so common. Missing or broken slates, worn ridge tiles, and damaged flashing around chimneys can all let in water, which may then affect internal finishes and structural timbers over time. We highlight any areas of concern and set out practical recommendations for repair or maintenance before the condition worsens.

Owston and Newbold sits in the uplands of east Leicestershire and takes in the uppermost valleys of the River Gwash and a tributary of the River Wreake. Homes close to these watercourses, or set in lower-lying ground, may face river flooding or surface water flooding. A Level 3 Survey will record any evidence of past flooding, such as water marks on walls or dampness in ground floor rooms, and we will advise on steps that may help reduce flood risk. Because our surveyors know the local geography, we can also assess whether the specific property's position makes it more vulnerable in relation to watercourses and natural drainage patterns.

Even where a property is not directly affected by flooding, the potential risk still matters. Insurance is one reason, since flood exposure can alter both the price and availability of buildings insurance. Some mortgage lenders may also ask for a flood risk assessment as part of their lending criteria, particularly where any level of flood risk has been identified. Our survey report gives you the information you need to judge insurance options and consider any suitable flood resilience measures.

The small streams feeding the River Gwash and River Wreake can react quickly to heavy rainfall, leading to flash flooding in localised areas. Homes with long gardens running down towards watercourses need to be especially alert to that possibility, and our surveyors will note any features suggesting susceptibility to surface water flooding. Knowing this before you buy makes decision-making easier and helps you plan any preventative steps that may be needed.