RICS Level 2 Survey Desborough

Our RICS Level 2 Survey gives you a detailed visual inspection of all accessible parts of a Desborough property. We check walls, the roof, floors, doors and windows, looking at each element for damage, wear and possible defects. Damp penetration is one of the specific issues we look for, especially in Desborough's older ironstone or red brick homes, where the absence of modern damp-proof courses can lead to rising damp.

Roofs get close attention from our surveyors, particularly the pitched slate and clay tile roofs so often seen on Desborough's Victorian and Edwardian homes. We look for slipped tiles, damaged flashing and felt that has deteriorated enough to let water in. Timber is checked too, because woodworm and rot can affect floor joists, roof timbers and window frames in properties built before modern treatment standards became routine. From our work on Gold Street and Church Street, roof deterioration is one of the issues we report most often.

Desborough's geology means we keep a careful eye out for subsidence and heave. Some parts of the area sit on clay-rich superficial deposits, and homes built on shrinkable clay soils can suffer foundation movement, especially where drainage is poor or large trees are nearby. We record cracks, uneven floors and any other signs that may point to structural movement needing further investigation. Ground conditions can also vary because the area is underlain by Jurassic period rocks, including Lias Group mudstones and limestones, which can affect how foundations perform.

We also assess electrical and plumbing systems, an important part of the survey in a town with a housing mix like Desborough's. Homes built between 1945 and 1980 can still have outdated installations that fall short of current safety standards. Our surveyors check consumer units, the condition of wiring, pipework materials and water pressure, so you have a clear view of what is functioning properly and what may need upgrading before you move in.

• Walls and foundations
• Roof and chimney
• Damp and moisture
• Electrical systems
• Plumbing and drainage
• Windows and doors
• Timber elements
• Energy efficiency

Across Desborough, the same defect patterns come up time and again in our inspections. Damp is high on that list, especially in older homes with solid wall construction and no cavity insulation. Around High Street and within the Conservation Area, we regularly see rising damp where original damp-proof courses have failed, or were never there in the first place. Penetrating damp is also common in ironstone buildings where mortar pointing has worn away and rainwater is getting through.

Another regular issue in Desborough is the roof. A good number of Victorian and Edwardian houses still have their original slate or clay tile coverings, and although those materials last well, they do need repair or replacement in time. We often find slipped tiles, cracked ridge tiles and flashing around chimneys and verges that has started to fail. In some homes, the felt underlay beneath the roof covering has broken down as well, which reduces weather resistance. Properties on Ironwood Close, and homes near the Desborough Cricket Club grounds, are among those where our surveyors often spot roof elements needing attention.

Timber defects show up in plenty of homes across the town. Woodworm infestation and fungal rot can affect floor joists in Victorian terraces, roof timbers in period semis and original timber windows in Conservation Area properties. Our inspectors know how to spot active woodworm, judge whether treatment is needed and assess how far any wet rot or dry rot has spread through structural timbers or joinery.

Electrical systems in homes built before the 1980s are often well past their best. In the period housing around Station Road, and in properties built during the post-war expansion of the 1950s and 1960s, we still come across rubber-insulated wiring, old fuse boxes with replaceable wire fuses and far too few socket outlets for modern living. Plumbing in properties over 40 years old can be just as dated, with galvanised steel pipes corroded from the inside, lead connectors and hot water systems that no longer cope well with current demands.

Clay soil shrinkage is a local issue we take seriously in Desborough. Parts of the town, particularly lower-lying areas near the River Ise tributaries, have superficial clay deposits that can lead to subsidence as moisture levels rise and fall. Houses with large trees close by, or with foundations that are not adequate, may show external cracking, doors or windows that stick and uneven floors. Our surveyors are experienced in telling the difference between ordinary settlement and signs of a more significant structural problem.

Desborough's housing stock tells the story of the town's growth, from its origins as a historic market town through Victorian expansion and into more recent development. In the town centre Conservation Area, covering parts of High Street, Gold Street and Church Street, there are many period buildings, including the Grade I listed All Saints Church and a range of Grade II listed properties. Homes of this age often have solid walls without cavity insulation, lime mortar pointing and original timber windows. Our surveyors understand these traditional construction methods and know the defects that often come with them, such as penetrating damp through solid walls or the deterioration of original features.

The housing mix in Desborough breaks down into 35.4% semi-detached properties, 29.8% terraced houses, 26.1% detached properties and 8.7% flats. Semi-detached homes make up the largest share. For buyers, that often means looking at properties built between 1919 and 1980, a period when cavity wall construction was widely used, but with materials and standards that are quite different from what you would expect in a modern home.

Homes built before 1980 often need updating before they match current expectations. Old fuse boxes and rubber-insulated wiring can create safety concerns and may not cope well with modern household use. In the same way, plumbing in properties over 40 years old frequently includes galvanised steel pipes that have corroded internally, lead connectors and inefficient hot water systems. Our Level 2 Survey points these issues out clearly, which can help you negotiate repairs or a price reduction with the seller.

Flood risk is also part of the picture in Desborough. The town is not directly on the main River Ise, but some lower-lying spots near tributaries and floodplains are exposed to surface water flooding risk. During our inspection, we look for signs of previous flooding, water staining and damp-related defects that may suggest a history of water ingress. That matters most in lower-lying locations and in properties with basements or cellars.

Recent years have brought major new development to Desborough, including The Pavilions on Harborough Road, The Croft on Gold Street and Desborough Gate on Braybrooke Road. New build homes benefit from modern construction methods and building control inspections, but defects can still be present. For new builds, our Level 2 Survey concentrates on snagging issues, workmanship concerns and any departures from building regulations that the developer should put right.

Buying a brand-new home does not remove the need for an independent survey. At The Pavilions and The Croft by Davidsons Homes, and at Desborough Gate by Persimmon Homes, we have picked up defects that were later corrected by the developer, including poorly fitted windows, inadequate ventilation, problems with waterproofing in wet rooms and faults with boiler installations. The NHBC Buildmark warranty has exclusions and limitations, so an independent survey remains an important safeguard for your investment.

Modern developments use construction methods that differ a lot from older housing, and our surveyors understand them well. That includes timber frame construction, modern cavity wall insulation and current roofing systems. We can spot defects such as missing cavity barriers, poorly installed insulation and ventilation problems that may not be obvious at first but can cause trouble later. If you are buying off-plan or while the property is still being built, we also carry out pre-completion inspections before you complete on your new Desborough home.