RICS Level 2 HomeBuyer Survey Harlestone

Our RICS Level 2 HomeBuyer Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the walls, roof, floors, windows, doors, and installed fixtures, identifying any defects that may affect the value or safety of the property. The survey includes an assessment of the property's overall condition, highlighting areas that require immediate attention as well as those that may need future maintenance planning. Our inspectors use their training and experience to spot issues that an untrained eye would easily miss, from subtle signs of subsidence to hidden damp problems.

In Harlestone, where many properties feature traditional construction methods using local sandstone and ironstone, our surveyors know what to look for. The older properties in the village often have solid walls rather than cavity walls, which can be more susceptible to damp penetration if the original mortar has deteriorated. We check the condition of roof coverings, which on older properties may include clay tiles that have been in place for decades. We also examine the integrity of chimney stacks, which are a common feature on period properties in this area and can suffer from mortar erosion and structural movement over time.

The Level 2 survey includes a thorough assessment of any outbuildings, garages, and the general grounds of the property. Many homes in Harlestone come with generous plots, and we inspect boundaries, fencing, and any retaining walls that may show signs of movement. We also examine the drainage systems, which is particularly important given the clay-rich soils in the region that can affect underground drainage installations. Our detailed report includes clear photographs and descriptions of all findings, with traffic-light ratings that make it easy to understand which issues are critical and which are minor.

We also assess the condition of any extensions or alterations that may have been carried out on the property. Many properties in Harlestone have been extended over the years, and our surveyors check whether these additions were constructed properly and whether they comply with relevant building regulations. We look for signs of differential movement between old and new sections, water penetration at junction points, and the condition of any converted spaces. This thorough approach ensures you have a complete picture of the property's condition before you commit to your purchase.

• Wall and ceiling condition
• Roof and chimney assessment
• Damp and timber decay inspection
• Electrical and plumbing visible conditions
• Drainage and gutter inspection
• Boundary and outbuilding review

The geological conditions in Harlestone present specific challenges for property owners. The clay-rich soils found throughout Northamptonshire are susceptible to shrink-swell behavior, which means they expand when wet and contract during dry periods. This ground movement can cause subsidence or heave that affects foundations and structural integrity. Our surveyors pay particular attention to signs of this type of movement, including cracking in walls, doors that stick or won't close properly, and uneven floors. Properties with large trees nearby are especially vulnerable, as tree roots draw moisture from the soil, causing it to shrink and potentially undermining foundations.

Flood risk is another consideration for properties in certain parts of Harlestone. While the village is not coastal, surface water flooding can occur, particularly in low-lying areas and properties near watercourses. The Environment Agency's flood risk maps should be consulted for specific properties, and our surveyors will note any visible signs of previous flooding or water damage during their inspection. Properties in areas with poor drainage may experience problems with dampness and decay, which we identify during our damp inspection.

The historical quarrying activity in Harlestone is worth noting when considering property condition. Historical records mention a quarry on the southern edge of Lower Harlestone and 19th-century brickworks in Upper Harlestone. While these operations are no longer active, past mining or quarrying activity can sometimes lead to ground stability issues that affect properties built on or near such sites. Our surveyors are aware of these local factors and include appropriate checks in their inspection process.

The village's heritage is reflected in its architecture, with properties ranging from the three surviving late 17th-century dwellings in Upper Harlestone to Victorian workers' cottages built under the Althorp Estate. St Andrew's Church, dating primarily from the 14th century with a 12th-century tower, stands as a landmark in the village. Many properties have historical significance, and our surveyors understand how to assess the condition of these older buildings without causing damage to historic fabric. We can identify where traditional construction methods may require specialist maintenance and advise on appropriate repair approaches.

Properties in Harlestone showcase a variety of construction methods that reflect the village's long history. The oldest properties, dating from the late 17th century, were typically built with thick solid walls using locally sourced sandstone and ironstone. These traditional buildings often feature lime-based mortars and renders that allow the structure to breathe, a characteristic that can be compromised by inappropriate modern repairs. Our surveyors understand these construction methods and can identify where inappropriate cement-based pointing or tanking has been applied, which can trap moisture and cause structural damage.

The 19th-century workers' cottages that dominate much of Lower and Upper Harlestone were built under the direction of the Althorp Estate, featuring consistent architectural styles and traditional materials. These properties often have small original windows with single glazing, limited insulation, and solid brick or stone walls without damp-proof courses. Our inspectors frequently find that these properties require updates to electrical systems, plumbing, and insulation to meet modern standards. We assess the condition of original features and advise on improvements that can be made without compromising the character of the property.

More recent properties in Harlestone, particularly those built since the 1980s, feature modern cavity wall construction with insulation and uPVC windows. These properties generally require less maintenance than their older counterparts but may have different issues, such as inadequate ventilation leading to condensation problems. Our surveyors are experienced in assessing properties of all ages and construction types, ensuring you receive an accurate picture of the property's condition regardless of its age or style.

Harlestone is experiencing significant development with several new-build sites currently under construction. The Harlestone Grange development features homes from Barratt Homes, Charles Church, and Persimmon Homes, with two-bedroom properties starting from around £269,950 and four-bedroom homes reaching £410,000. Harlestone Park, built by Bloor Homes, offers properties ranging from approximately £270,000 for a two-bedroom home to over £425,000 for a four-bedroom property. While these new-build properties may seem to require less scrutiny than older homes, a RICS Level 2 survey can still identify snagging issues and construction defects that may not be apparent to the untrained buyer.

Even brand-new properties can have defects that require attention. Our surveyors check the quality of finishings, the operation of windows and doors, the integrity of sealed units, and the condition of any integrated appliances. We also verify that the property has been built in accordance with relevant building regulations, although a formal building control completion certificate check may be recommended for new homes. The Level 2 survey provides for buyers of new-build properties, ensuring that any issues are identified before the warranty period expires and responsibility passes to the homeowner.

Looking ahead, the Harlestone area is set for further significant growth. The proposed Fleetlands Farm development off Sandy Lane, submitted by Bloor Homes, plans to deliver up to 2,000 new homes along with a primary school and other facilities. Additionally, the Dallington Gateway North development on York Way, being brought forward by Barwood Development Securities Ltd, proposes up to 100 new homes with 40% affordable housing. These developments will further expand the village and create additional demand for professional surveying services. The former Airflow site on Harlestone Road also has plans for 84 dwellings from Vistry Homes, demonstrating continued growth in the area.