RICS Level 2 Survey in East Hunsbury

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible parts of the property. We examine the walls, roof, floors, windows, doors, and joinery, along with the condition of the bathroom, kitchen, and other installations. The survey includes an assessment of the property's overall condition and highlights any urgent defects that need attention, as well as issues that may require future maintenance. We use a clear traffic light rating system to indicate the severity of each issue, making it easy for you to understand which problems are critical and which are minor.

In East Hunsbury, our inspectors frequently identify issues related to the local geology. The area sits on Oxford Clay, which presents a moderate to high shrink-swell risk, particularly for properties with shallow foundations or those with large trees nearby. During your survey, we pay particular attention to signs of subsidence or heave, including cracking to external walls, uneven floors, and door alignment issues. We also check for evidence of past movement and assess whether previous remedial work has been carried out properly. Properties in areas closer to Boughton Green Road and the Buckton Fields development are particularly worth scrutinising due to the underlying clay deposits.

The survey also includes a market valuation and an insurance rebuild cost estimate, which can be useful for mortgage purposes and for arranging appropriate building insurance. If we're unable to value the property accurately due to limited comparable sales data in certain areas, we'll let you know. East Hunsbury's property market is active enough for our surveyors to provide reliable valuations in most cases, with 101 properties sold in the last 12 months providing good market context. Our valuation takes into account the specific characteristics of the NN4 area, including proximity to local schools, transport links, and the nearby business parks that attract buyers to the area.

We also assess environmental risks that are specific to East Hunsbury. While the area is inland and doesn't face coastal flooding, parts of East Hunsbury are at risk from surface water flooding during heavy rainfall due to the local topography and drainage systems. Properties near the River Nene, which runs to the east of the area, may have some fluvial flood risk. Our surveyors note these factors in your report, helping you arrange appropriate building insurance and understand any flood resilience measures that may be needed.

• Visual inspection of all accessible elements
• Subsidence and structural movement assessment
• Damp and timber decay detection
• Roof, chimney, and drainage inspection
• Electrical and plumbing condition overview
• Market valuation and rebuild cost

East Hunsbury's housing stock spans several decades of development, from 1970s estates to modern new builds at developments like The Avenue and Hunsbury Meadows. This variety means our surveyors encounter a wide range of property conditions. Properties built during the major expansion periods of the 1970s to 1990s often show signs of aging, including deteriorating roof coverings, outdated electrical systems, and original windows that may no longer be energy efficient or structurally sound. The predominant red brick construction found throughout these estates is generally sound, but mortar erosion and spalling brickwork can be issues on north-facing walls exposed to persistent wet weather.

Damp issues are particularly common in East Hunsbury properties of all ages. Rising damp can affect properties with failed or missing damp proof courses, while penetrating damp often results from damaged render, cracked brickwork, or defective flashings around chimneys. Given the area's moderate rainfall, we pay close attention to gutter conditions and roof penetrations. Many properties built in the 1980s also have cavity walls that may have insufficient insulation, a factor we note in our reports. Condensation is another frequent issue, particularly in properties with poor ventilation, and we advise on appropriate mitigation measures.

Electrical and plumbing systems in properties built during the 1970s and 1980s frequently require attention. Original wiring may use materials that are no longer compliant with current regulations, and galvanised steel pipes may be corroded or approaching the end of their serviceable life. We recommend that buyers obtain a specialist electrical inspection (EICR) and plumbing survey for older properties, even if our Level 2 survey doesn't identify overt problems. Properties built before 2000 may also contain asbestos-containing materials, particularly in textured coatings or old insulation, and we flag this where relevant.

Roof condition is a key area of focus for our East Hunsbury surveys. Many properties from the 1970s and 1980s have concrete tile roofs that are now reaching or exceeding their expected lifespan. We inspect for cracked or slipped tiles, deteriorating felt underlay, and issues with ridge tiles and hip junctions. Flat roof sections, particularly on extensions and garage conversions, often show signs of ponding or membrane failure. Our surveyors also examine chimney stacks, which are common on these older properties and can suffer from corroded lead flashings or deteriorating brickwork.

• Damp and condensation
• Roof deterioration and tile damage
• Subsidence and cracking
• Outdated electrical systems
• Windows and door wear
• Drainage and gutter issues

Understanding the construction methods used in East Hunsbury helps our surveyors provide more accurate assessments. The majority of properties in the area were built using traditional cavity wall construction, with an inner leaf of blockwork or brick, a cavity, and an outer skin of red brick. This method became standard from the mid-20th century onwards and generally provides good thermal performance, though many older properties may have inadequate cavity insulation. The timber frame construction used in some newer developments, including properties at The Avenue and Hunsbury Meadows, follows modern building regulations and typically performs well, though our surveyors still check for any signs of moisture ingress or structural movement.

Roofing construction in East Hunsbury varies by property age. Properties from the 1970s and 1980s typically feature concrete interlocking tiles on pitched roofs, often with sarking felt beneath. Many of these roofs are now showing their age, with broken or slipped tiles and deteriorated felt being common findings. Some properties have flat roof sections over extensions or garages, which often have a shorter lifespan than pitched roofs. The newer properties built by Persimmon Homes at Hunsbury Meadows and by Barratt Homes at The Avenue use modern roofing materials that are generally in good condition, though we still check for any installation defects or damage.

Windows and doors in East Hunsbury properties reflect the era of construction. Many homes built in the 1970s and 1980s originally had timber windows, some of which have been replaced with modern uPVC units while others remain in their original condition. The condition of retained timber windows varies significantly - some have been well maintained and repainted, while others show signs of rot or decay. Modern uPVC windows and doors, common in newer developments, generally require less maintenance but we check for proper installation and operation. External doors, particularly the original timber doors on older properties, often show wear and may not meet current security standards.