RICS Level 2 Survey in Horsham St. Faith and Newton St. Faith

The housing stock in Horsham St. Faith and Newton St. Faith presents a fascinating mix of property types that our surveyors regularly inspect. The village contains numerous listed buildings, including the Grade I listed Church of the Blessed Virgin and St. Andrew and The Priory, which incorporates fabric dating back to the 12th century. Many properties along Church Street and surrounding roads are period homes built with traditional Norfolk materials such as red brick, flint, and limestone dressings. These older properties, while full of character, often come with hidden issues that only a professional survey can uncover.

Modern developments in the area, such as the Crown Meadows development by Lovell Homes offering 2, 3, and 4-bedroom homes and bungalows, represent newer construction that still benefits from a Level 2 Survey. Even recently built properties can have defects in workmanship or materials that may not be apparent to the untrained eye. Our inspectors are familiar with the common issues affecting properties in this part of Norfolk, from the condition of traditional pantile roofs to the electrical systems in properties that may have been extended or renovated over the years.

The presence of the Conservation Area around the church means that many properties in the village centre have specific considerations that buyers should understand. Properties within conservation areas often have restrictions on alterations and may require specialist attention maintaining period features. Our Level 2 Survey will identify any conservation area obligations and highlight issues that might require listed building consent or consultation with Broadland District Council. We also check for any encroachments or boundary issues that may affect the property's legal standing.

Properties located near Norwich International Airport (originally developed as RAF Horsham St. Faith in 1939) may present unique considerations for certain buyers. While the airport serves as a significant local employer, proximity to flight paths can affect enjoyment and property values. Our survey does not include a formal noise assessment, but we will note the property's proximity to the airport so you can make informed decisions about additional investigations if needed.

• Traditional period properties with historic features
• New build homes on modern developments
• Conservation area properties
• Listed buildings requiring specialist assessment
• Properties with flint and brick construction
• Homes near Norwich International Airport

Our experience surveying properties throughout the Horsham St. Faith and Newton St. Faith area has identified several recurring issues that buyers should be aware of. Given the age of many properties in the village, damp is a common concern, particularly in properties with solid walls rather than modern cavity wall construction. Our surveyors carefully inspect walls, floors, and joinery for signs of penetrating damp, condensation, and rising damp, which can be expensive to treat if left unchecked. Properties built with solid walls, common in period properties along Church Street and Manor Road, are particularly susceptible to moisture penetration without proper treatment.

Roof conditions are another frequent finding in our Level 2 Surveys across this area. Traditional Norfolk properties often feature pantile roofs, which can suffer from slipped tiles, damaged ridge tiles, and deterioration of mortar pointing over time. Our inspectors examine roofs from ground level and accessible loft spaces, noting any issues that could lead to water ingress. Properties that have been converted or extended may also have flat roof sections that are particularly vulnerable to leaks and deterioration. The former Methodist church on Church Street, now converted to residential use, exemplifies the type of roof alterations that require careful inspection.

Electrical systems in older properties often require careful assessment. Many homes in Horsham St. Faith date from the Victorian and Edwardian periods, with some having been updated in the 1960s and 1970s. Outdated fuse boards, insufficient socket outlets, and old wiring that does not meet current regulations are common findings. Our surveyors will note the approximate age and condition of the electrical installation and recommend a qualified electrician for a more detailed inspection if needed. We also check for the presence of modern consumer units and whether the property has adequate earthing.

The geology of the wider Broadland area means that some properties may be affected by shrink-swell clay behaviour, particularly where older foundations have been constructed on clay soils. While not as common as in some other parts of Norfolk, our surveyors remain alert to signs of subsidence or foundation movement, including cracking to walls, uneven floors, and doors that stick or fail to close properly. Any concerns will be flagged in the report with recommendations for further investigation by a structural engineer.

Understanding the local construction methods is essential for identifying potential defects in properties throughout the Horsham St. Faith and Newton St. Faith area. Traditional properties in the village showcase characteristic Norfolk building techniques, with red brick walls often combined with flint facing or limestone dressings. The Grade II listed buildings along Church Street demonstrate these traditional methods, with properties like The White House and Waytes House exemplifying the local architectural heritage. These materials, while visually appealing, require specific maintenance approaches that our surveyors understand.

The majority of older properties in the area feature solid brick walls rather than modern cavity wall construction. This presents particular challenges in terms of insulation and damp resistance that our surveyors assess during every inspection. Properties with solid walls may show signs of internal condensation, particularly in rooms with poor ventilation, and our report will flag any concerns about the effectiveness of existing damp proof courses or the need for improved ventilation systems.

Pantile roofing is a distinctive feature of Norfolk properties, and many homes in Horsham St. Faith feature these traditional clay tiles. While pantile roofs are durable, they require regular maintenance to address slipped tiles, degraded mortar on ridge lines, and weathering of the tiles themselves. Our surveyors inspect roofs from accessible vantage points, noting the condition of tiles, flashings, and any signs of previous repairs that might indicate ongoing issues.

The conversion of historic buildings in the area, including the former Methodist church now known as Wesley House and various agricultural buildings converted to residential use, presents specific survey considerations. These conversions often involve the addition of modern windows, insulation, and services that must be assessed for compliance with current building regulations. Our Level 2 Survey will identify any obvious issues with these conversions and recommend further investigation where necessary.

The Greater Norwich Local Plan identifies Horsham St. Faith and Newton St. Faith as a growth area with significant housing allocations that will shape the future of this Norfolk village. The Abel Homes development on land south of Church Street proposes 53 energy-efficient homes including a mix of 1, 2, 3, 4, and 5-bedroom houses, bungalows, and apartments, with affordable housing provision. This development is allocated under policy reference B.HS.1 and was targeted for planning submission in April 2025, representing a significant investment in the local community.

Another significant allocation is the land east of Manor Road in Newton St. Faith, a 2.5-hectare site expected to accommodate around 60 homes. This HNF1 allocation has the principle of development accepted and is anticipated to be built out by 2038. Access is expected via Manor Road, and the development will require appropriate infrastructure improvements to support the increased population. The proposed Broadland Enterprise Park near Horsham St. Faith is also hoped to create approximately 1,250 new jobs, further strengthening the local economy and making the area increasingly attractive to buyers seeking employment opportunities within easy reach.

For buyers considering properties on or near these development sites, our surveyors can assess any potential issues related to the surrounding environment, including considerations around flood risk and surface water management. While the Abel Homes site is in flood risk zone 1 (low risk from fluvial flooding), some other potential development sites in the cluster have been considered for their surface water flood risk. Our survey will not include a formal flood risk assessment, but we will note any visible signs of damp or water damage that might be relevant to your purchase decision.