RICS Level 2 Survey Desborough

Our RICS Level 2 Survey provides a thorough visual inspection of all accessible areas of your Desborough property. Our inspectors examine the walls, roof, floors, doors, and windows, assessing each element for damage, wear, or potential problems. The survey includes specific checks for damp penetration, which is particularly relevant in Desborough's older properties built from ironstone or red brick, where the lack of modern damp-proof courses can lead to rising damp issues.

We assess the condition of roofs, including pitched roofs with slate or clay tiles common on Desborough's Victorian and Edwardian properties. Our surveyors look for slipped tiles, damaged flashing, and deteriorating felt that could lead to leaks. We also inspect timber elements for signs of woodworm or rot, which can affect floor joists, roof timbers, and window frames in properties built before modern treatment standards were routine. In our experience surveying properties along Gold Street and Church Street, roof deterioration is one of the most frequently identified issues requiring attention.

Given Desborough's geology, which includes clay-rich superficial deposits in some areas, our inspectors pay particular attention to signs of subsidence or heave. Properties built on shrinkable clay soils can experience foundation movement, especially where large trees are present or where drainage is inadequate. We note any cracks, uneven floors, or other indicators that might suggest structural movement requiring further investigation. The Jurassic period rocks underlying the area, including Lias Group mudstones and limestones, can create variable ground conditions that affect foundation performance.

Our survey also includes assessment of electrical and plumbing systems, which is particularly important given Desborough's housing mix. Properties built between 1945 and 1980 often contain outdated systems that may not meet current safety standards. We check consumer units, wiring condition, pipework materials, and water pressure, providing you with a clear picture of what works and what needs 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

Based on our extensive experience surveying properties throughout Desborough, we have identified several recurring defect patterns that buyers should be aware of. Damp problems rank among the most common issues we encounter, particularly in the town's older properties that feature solid wall construction without cavity insulation. Properties along High Street and the Conservation Area frequently show signs of rising damp where original damp-proof courses have failed or were never installed. Penetrating damp is also prevalent in ironstone properties where mortar pointing has deteriorated, allowing water ingress during periods of heavy rainfall.

Roof defects represent another significant category of issues in Desborough's housing stock. Many Victorian and Edwardian properties still retain their original slate or clay tile coverings, which, while durable, eventually require maintenance or replacement. We frequently identify slipped tiles, cracked ridge tiles, and deteriorated flashing around chimneys and verges. In some cases, the felt underlay beneath roof coverings has broken down, reducing weather resistance. Our surveyors have found that properties on Ironwood Close and those near the Desborough Cricket Club grounds often have roof elements requiring attention due to their age.

Timber defects, including woodworm infestation and fungal rot, affect numerous properties across the town. Floor joists in Victorian terraced houses, roof timbers in period semis, and original timber windows in Conservation Area properties all show varying degrees of deterioration. Our inspectors are trained to identify active woodworm and assess whether treatment is required, as well as evaluating the extent of any wet or dry rot affecting structural or joinery timbers.

Outdated electrical systems are particularly common in properties built before the 1980s. Properties in the period housing around Station Road and those built during the post-war expansion of the 1950s and 1960s often still contain rubber-insulated wiring, old fuse boxes with replaceable wire fuses, and insufficient socket outlets for modern household needs. Similarly, plumbing systems in properties over 40 years old frequently include galvanised steel pipes that have corroded internally, lead connectors, and inefficient hot water systems that struggle to meet contemporary demands.

Foundation movement related to clay soil shrinkage is an area-specific concern in Desborough. The superficial clay deposits present in parts of the town, particularly in lower-lying areas near the River Ise tributaries, can cause subsidence when moisture levels fluctuate. Properties with large trees close to buildings, or those with inadequate foundations, may show signs of movement such as cracking to external walls, sticking doors or windows, and uneven floor levels. Our surveyors are experienced in identifying these issues and distinguishing between minor settlement and more serious structural concerns.

Desborough's housing mix reflects its growth from a historic market town through Victorian expansion and modern development. The town centre Conservation Area, covering parts of High Street, Gold Street, and Church Street, contains numerous period properties including the Grade I listed All Saints Church and various Grade II listed buildings. These historic properties often feature traditional construction methods, including solid walls without cavity insulation, lime mortar pointing, and original timber windows. Our surveyors understand these construction methods and can identify issues typical of older buildings, such as penetrating damp through solid walls or deterioration of original features.

The predominant housing stock breaks down as follows: semi-detached properties account for 35.4% of the housing mix, making them the most common type, followed by terraced houses at 29.8%, detached properties at 26.1%, and flats at 8.7%. This mix means many buyers in Desborough will be purchasing properties built between 1919 and 1980, a period that saw significant construction using cavity wall techniques but with materials and standards that differ significantly from modern requirements.

Properties built before 1980 frequently require updates to meet current living standards. Outdated electrical systems, particularly those with old fuse boxes and rubber-insulated wiring, pose safety risks and may not cope with modern household demands. Similarly, plumbing systems in properties over 40 years old often include galvanised steel pipes that corrode internally, lead connectors, and inefficient hot water systems. Our Level 2 Survey highlights these issues, giving you leverage to negotiate repairs or price adjustments with the seller.

Flood risk is another consideration in Desborough. While the town is not directly on the main River Ise, some low-lying areas near tributaries and floodplains face surface water flooding risks. Our surveyors inspect properties for evidence of past flooding, water staining, or damp-related issues that might indicate a history of water ingress. This is particularly relevant for properties in lower-lying areas or those with basements or cellars.

Desborough has seen significant new development in recent years, with major developments including The Pavilions on Harborough Road, The Croft on Gold Street, and Desborough Gate on Braybrooke Road. While new build properties benefit from modern construction methods and building control inspections, they are not immune to defects. Our Level 2 Survey for new builds focuses on identifying snagging issues, workmanship problems, and any deviations from building regulations that should be addressed by the developer.

Even when purchasing a brand-new property from Davidsons Homes at The Pavilions or The Croft, or from Persimmon Homes at Desborough Gate, our independent survey provides valuable protection. We have identified numerous issues in new build properties that developers have subsequently rectified, including poorly installed windows, inadequate ventilation, defects in waterproofing of wet rooms, and issues with boiler installations. The NHBC Buildmark warranty provided with new builds has specific exclusions and limitations, making an independent survey essential for protecting your investment.

Our surveyors understand the specific construction methods used in modern developments, including timber frame construction, modern cavity wall insulation, and contemporary roofing systems. We can identify issues such as missing cavity barriers, inadequate insulation installation, or ventilation defects that may not be immediately visible but could cause problems down the line. For buyers purchasing off-plan or during construction, we also offer pre-completion inspections to identify issues before you complete on your new Desborough home.