RICS Level 2 Survey in Towcester (NN12)

Our chartered surveyors carry out a detailed visual inspection of all accessible parts of the property. For a typical RICS Level 2 Survey in the NN12 area, that includes the roof structure and covering, from tiles and flashings to flat roof membranes. Towcester has plenty of older stock, Victorian terraces, 1930s semi-detached homes and newer schemes sitting side by side, so we pay close attention to wear on roofing materials, one of the most common defects we see locally. We have surveyed homes across NN12, including properties on Watling Street, Stourhead Drive, and the various new developments that have changed the town in recent years.

Walls come next, with checks for movement, cracking, and damp penetration. In NN12, especially in properties built before the 1980s, we often find outdated damp proof courses or bridging caused by later alterations. Our surveyors look closely at external rendering, brickwork, and pointing, particularly in conservation areas such as parts of Towcester, where traditional materials have to be kept in line with planning controls managed by West Northamptonshire Council. We also assess windows, doors, and joinery for condition and operation, and inspect chimneys, which remain a familiar feature on older homes in this area, including the many listed buildings on streets such as Park Street and Watling Street.

Inside, we assess ceilings, walls, and floors for damp, cracking, or structural movement. Where visible, we check the electrical installation, including the consumer unit, wiring, and socket outlets. Plumbing is reviewed too, covering the hot water system, cold water storage, and drainage. Accessible trapdoors are lifted so we can inspect timbers for rot or woodworm infestation, which can be an issue in older properties with solid floors. DIY extensions and alterations get extra attention from us, because the junction between old and new work often reveals problems.

• Roof structure and covering
• Walls and damp proofing
• Windows and doors
• Electrical systems
• Plumbing and drainage
• Structural timbers
• Chimneys and flues
• Floors and ceilings

From surveying properties across Towcester, a few issues keep appearing in our Level 2 reports. Roof deterioration is especially common in older homes, where tiles may be cracked, slipped, or showing age-related wear. Flat roofs, common in properties built during the mid-20th century, often show failing felt and ponding. Our surveyors inspect these areas closely and note any repairs that may be needed. Properties along Watling Street and in the older village centres of surrounding parishes seem particularly prone to roof issues because of their age and the traditional construction methods used.

Damp is another regular finding in NN12 properties. Homes with high ground levels, or gardens that have been raised over time, may have bridged damp proof courses. Rising damp can damage skirting boards, break down plaster, and stain decoration. We also see condensation in properties with poor ventilation, especially newer-build homes where air-tight construction methods have been used. Modern double glazing combined with weak mechanical ventilation can lead to moisture buildup, particularly in homes on The Watlings, The Farriers, and Towcester Grange where the properties are relatively new but may still have ventilation issues. A Level 2 Survey will pick up these damp issues and point towards suitable remediation.

Electrical safety matters too, particularly in older houses. Many homes in NN12 built before 1970 may still have outdated electrical installations that do not meet current regulations. We inspect the consumer unit, wiring, and socket outlets, and record any points of concern. We do not test every circuit, but we can identify obvious hazards and advise that a qualified electrician carries out a more detailed Electrical Installation Condition Report (EICR). DIY electrical work in older properties is a recurring concern, with many homes altered by previous owners without proper certification.

Our surveyors also look carefully for structural movement linked to the local geology. The clay-rich soils in the NN12 area are prone to shrink-swell behaviour, so foundations can move over time. This is particularly relevant in older properties with shallow foundations, and we look for cracking patterns that are wider at the top than the bottom, doors and windows that stick or fail to close properly, and uneven floors. In more serious cases, we may advise that a structural engineer carries out a fuller assessment before you go ahead with the purchase.

• Roof tile damage and felt deterioration
• Rising and penetrating damp
• Condensation and mould
• Outdated electrical installations
• Structural movement and cracking
• Rotten or infested timbers
• Damaged windows and doors
• Chimney defects

NN12 has seen a lot of new development in recent years, with several major housing estates built around Towcester. The Watlings by David Wilson Homes on Stourhead Drive, The Farriers by Charles Church, and Barratt Homes at Towcester Grange have added hundreds of new homes to the area. These developments offer property types ranging from two-bedroom homes priced from around £324,500 to larger four-bedroom detached houses reaching £527,995 at Towcester Grange, while The Farriers ranges up to £749,995. The Watlings development offers properties from £396,995 to £594,995. New build homes are usually covered by NHBC or similar warranty schemes, but we still recommend a Level 2 Survey for several good reasons.

Even newly built properties can suffer defects caused by building errors, design faults, or material problems. Our surveyors can identify incomplete snagging items, poorly fitted windows, inadequate insulation, or problems with damp proofing installation. A professional survey gives you written evidence of anything that needs attention from the developer. For new builds, a Level 2 Survey is often called a snagging survey, and it can be very useful in spotting defects before the warranty period ends. The new build market in NN12 has been busy, with prices from around £325,000 for a two-bedroom home up to £750,000 for larger four-bedroom detached houses. At that level, the cost of a survey is small compared with the expense of finding defects after you have moved in.

Newly constructed homes can still throw up issues that only become obvious once you are living there. Condensation from poor ventilation, minor cracks in plaster as the property settles, and problems with boiler installation or heating systems are all things our surveyors have found on new build properties in the NN12 area. Having a professional inspection gives you the documentation needed to invoke your warranty rights with the builder or developer.