RICS Level 2 Home Survey in Northampton (NN4)

Our RICS Level 2 Home Survey is a careful visual inspection of all accessible parts of the property. We look at walls, floors, ceilings, doors and windows, together with the roof, chimney, gutters and damp proof courses. Our chartered surveyors in NN4 also assess plumbing, visible electrical installations and any obvious signs of structural movement or defects. We photograph the key findings, so you can see exactly what we mean.

Inside and out, the survey looks for issues such as damp penetration, roof deterioration, woodworm or rot, and foundation problems. Each element we inspect is given a clear condition rating, 1 meaning no repair is needed, 2 meaning repair or replacement is required, and 3 meaning urgent repair is necessary. That makes it straightforward to see what needs attention now and what can be watched for a while.

When we inspect properties in NN4, we focus on the issues that crop up most often in the local stock. The area mixes newer developments with older homes dating back to the 1930s and beyond, so we check for movement in traditional brickwork, the condition of older roofing materials, and any sign of past flooding or water ingress. East Hunsbury has been included in surface water flooding initiatives linked to Wootton Brook, so our surveyors keep a close eye on drainage where properties sit near water courses or in lower-lying spots.

Northampton has historically had around 45% of housing stock built before 1939, with another sizeable share constructed between 1940 and 1970. In NN4, that means plenty of properties still carry original features that need specialist attention, from solid walls rather than modern cavity wall construction to original timber windows and ageing damp proof courses. Our surveyors know these building methods well, and they know what to look for in older homes across NN4.

• External walls and structural elements
• Roof, gutters, and chimneys
• Damp proof course and dampness
• Windows, doors, and joinery
• Plumbing and electrical visible installations
• Floors, ceilings, and stairs

There has also been a fair amount of new development across NN4. Landimore Park in Hardingstone is a major Tilia Homes scheme, with properties from £287,000 for a 2-bedroom terraced home up to £448,500 for a 4-bedroom detached property. This development of approximately 750 new build homes includes a large pond and wildflower meadow, which is part of the appeal for families and first-time buyers. Collingtree Park is another notable scheme, with homes selling for up to £1,150,000 beside the local golf course.

A RICS Level 2 survey is still worthwhile on new build homes. Even where there is an NHBC or similar warranty, that tends to cover major structural faults, not cosmetic defects or the smaller issues that may be left at handover. Our surveyors check new build properties thoroughly, spotting snagging points that builders should put right before completion. We often come across window installation defects, incomplete drainage work, minor plastering issues and poor sealant around windows and doors.

For shared ownership homes at Landimore Park through the Stonewater partnership, knowing the exact condition of the property matters even more because of the leasehold angle. Many buyers assume a new property will be fault-free, yet our work in NN4 shows that newly built homes can still have defects. From window installation problems to drainage issues and incomplete finishes, our Level 2 survey helps make sure you get the property in working order.

The average cost of a RICS Level 2 survey in Northampton is £480 to £500, according to industry data. On a new build, that is a small outlay compared with the purchase price, yet it can still pick up issues the developer ought to sort before completion. We suggest booking as soon as your offer is accepted, as that leaves time to raise any concerns before exchange.

NN4 has a sizeable amount of older housing stock, and homes from the 1930s and earlier remain common on many streets. These properties often have plenty of character and solid construction, but they can also bring the kinds of problems our Level 2 survey is designed to identify. We regularly find outdated electrical systems, ageing roof structures and original damp proof courses that have failed over time.

Construction methods in pre-war properties can be very different from modern building practice. Solid walls instead of cavity walls, original timber windows and older roofing materials all need specialist assessment. Our surveyors understand those methods and know what to check in NN4. They can spot historic structural movement, previous repairs and areas where maintenance may soon be needed.

Older housing assessments have historically put Northampton at around 45% of stock built before 1939, and NN4 contains many established residential areas, so encountering period homes is very likely. A Level 2 survey is especially useful for these properties because it highlights problems that may not show up at a standard viewing, but could demand substantial spending to fix. Our surveyors have deep experience with period homes and know the common issues that affect older buildings in this region.

Among the common defects we find in older NN4 homes are failing damp proof courses, roof tiles that have reached the end of their lifespan, original wiring that no longer meets current regulations, and signs of previous subsidence or structural movement. These matters are often manageable, but knowing how serious they are before you buy lets you budget properly or negotiate with the seller.