RICS Level 2 Survey in Lamport

We inspect the property’s accessible areas as part of our RICS Level 2 Survey, looking at overall condition and picking up defects that sit within the survey’s scope. Our surveyor checks the main structural parts, walls, roofs, floors, doors and windows, as well as insulation, damp proofing and ventilation. We look for dampness, timber defects such as rot or woodworm, and any concerns with foundations or the substructure that may point to movement or subsidence. Conservatories, garages and any other attached structures that form part of the property are assessed too.

Lamport has a strong stock of Northamptonshire ironstone and limestone buildings, so our surveyors give the masonry close attention. Stone can weather, mortar can break down, and movement can creep in after years of exposure to the elements. Older village homes are often altered or extended as family needs change, so we also look carefully at additions and how they tie back into the original structure. Where those joints meet, we check for water penetration and signs of structural stress.

Each element is then set out in a traffic-light format, with red for urgent defects needing immediate attention, amber for matters that should be dealt with soon, and green where the condition is satisfactory. That makes it easier to see what you are buying and gives you room to negotiate if major repairs are on the horizon. We also include market valuation and rebuild cost estimates, so you have a fuller picture of worth and future expense. The valuation figure is especially handy for mortgage purposes and for getting the right buildings insurance from day one of ownership.

• Structural walls and foundations
• Roof, chimneys, and gutters
• Dampness and timber defects
• Windows, doors, and joinery
• Plumbing and electrical systems
• Insulation and ventilation
• Extensions and alterations
• Boundary walls and outbuildings

With its rich heritage, Lamport’s housing market reflects the village’s standing as one of Northamptonshire’s more desirable places to live. Homes along High Street and the surrounding lanes show off the area’s architectural history, and many are built from local ironstone, which gives the village its distinctive golden-brown tone. Our surveyors know how that material behaves, where moisture is likely to get in, and which repair methods suit it. Ironstone is especially vulnerable to frost damage in colder months, and we often see spalling or surface deterioration on north-facing walls that have taken the brunt of wind and rain.

Close to Lamport Hall, a notable historic residence dating back to the 17th century, some properties may sit within or near a conservation area. Homes in designated conservation areas can face extra restrictions on alterations and may need specialist thought during survey. We check for signs that a property could be listed or located within a conservation area, because that has a real bearing on future renovation plans and can affect value and marketability. Blue plaques or historic England markers are obvious clues, although we still recommend confirming listed status with the local planning authority.

Clay deposits are part of Northamptonshire’s underlying geology, and they can lead to ground movement when drought or heavy rainfall changes soil conditions. Lamport itself is not known for significant subsidence, but our surveyors stay alert to cracking, structural movement or differential settlement that might suggest foundation trouble. We look at both internal and external walls for cracks that could point to ongoing movement, and we assess drainage to see that water is being carried away from the foundations properly. Mature trees and hedgerows also matter, because roots can alter soil moisture levels and contribute to movement in clay soils.

• Ironstone and limestone wall construction
• Conservation area considerations
• Traditional lime mortar pointing
• Clay soil subsidence potential
• Historic roof coverings
• Period window and door joinery
• Solid wall insulation considerations
• Traditional drainage systems

From surveying properties across Lamport, we repeatedly come across the same sorts of defects in the older housing stock. Damp is probably the most common, especially rising damp where solid walls mean a modern damp proof course may be missing or compromised. Penetrating damp also turns up often, usually where roof coverings have weathered or external pointing has failed. Northamptonshire ironstone is notably porous, so homes that have not been re-pointed for some time often show signs of water ingress in periods of heavy rainfall.

Timber defects are another regular concern in Lamport’s older homes. Many retain original timber frame elements, floorboards and roof structures, all of which can suffer from woodworm or wet rot if moisture gets into the building envelope. We inspect accessible timber carefully for beetle activity, fungal growth and structural weakness. Roof timbers are checked through any available access points, and we look for evidence of old or active leaks that may have affected structural members.

Older properties often fall short of current standards on electrics and plumbing, and that can create safety issues. We note outdated consumer units, rubber-backed wiring and old plumbing materials that may need updating. Lead water pipes or galvanised steel plumbing are not unusual in homes built before the 1970s, and we include those findings in our report with recommendations for further investigation by qualified contractors.

• Rising and penetrating damp
• Woodworm and timber rot
• Roof tile failures and flashing defects
• Cracked or missing pointing
• Outdated electrical installations
• Old plumbing materials
• Structural movement cracks
• Inadequate insulation