RICS Level 2 Survey in Towcester (NN12)

Our chartered surveyors conduct a detailed visual inspection of all accessible areas of the property. During a typical RICS Level 2 Survey in the NN12 area, we examine the roof structure and covering, including tiles, flashings, and flat roof membranes. Given the age of many properties in the Towcester area, which include Victorian terraces and 1930s semi-detached homes alongside newer developments, our inspectors pay particular attention to signs of wear on roofing materials, which are among the most common defects we find in the region. We have surveyed properties across the NN12 area including homes on Watling Street, Stourhead Drive, and the various new developments that have transformed the town in recent years.

We also inspect the walls, looking for signs of movement, cracking, or damp penetration. Many properties in NN12, particularly those built before the 1980s, may have outdated damp proof courses or may have suffered from bridging due to later alterations. Our surveyors check the external rendering, brickwork, and pointing, especially in conservation areas like parts of Towcester where traditional materials must be preserved under planning controls managed by West Northamptonshire Council. We examine windows, doors, and joinery for condition and operation, and inspect the condition of chimneys, which are a common feature on older properties in this area including the many listed buildings found on streets such as Park Street and Watling Street.

Inside the property, we assess the condition of the ceilings, walls, and floors, looking for signs of damp, cracking, or structural movement. We check the condition of the electrical installation, examining the consumer unit, wiring, and socket outlets where visible. We also inspect the plumbing system, including the hot water system, cold water storage, and drainage. Our inspectors will lift accessible trapdoors to examine timbers for signs of rot or woodworm infestation, which can be a particular problem in older properties with solid floors. We pay particular attention to properties that may have been subject to DIY extensions or alterations, as these often reveal issues when we examine the junction between old and new work.

• Roof structure and covering
• Walls and damp proofing
• Windows and doors
• Electrical systems
• Plumbing and drainage
• Structural timbers
• Chimneys and flues
• Floors and ceilings

Based on our experience surveying properties across the Towcester area, several recurring issues appear in our Level 2 reports. Roof deterioration is particularly common in older properties, where tiles may be cracked, slipped, or suffering from age-related wear. Flat roofs, which were popular in properties built during the mid-20th century, often show signs of failing felt and ponding. Our surveyors inspect these areas carefully and note any repairs that may be required. We have found that properties along Watling Street and in the older village centres of surrounding parishes are particularly prone to roof issues due to their age and the traditional construction methods used.

Damp problems are another frequent finding in NN12 properties. Properties with high ground levels or those where gardens have been raised over time may have bridged damp proof courses. Rising damp can cause damage to skirting boards, plaster deterioration, and decoration staining. We also see condensation issues in properties with inadequate ventilation, particularly in newer-build homes where air-tight construction methods have been used. The combination of modern double glazing with inadequate mechanical ventilation can lead to moisture buildup, especially in properties on The Watlings, The Farriers, and Towcester Grange developments where the homes are relatively new but may have ventilation issues. Our Level 2 Survey will identify these damp issues and recommend appropriate remediation.

Electrical safety is a significant concern in older properties. Many homes in NN12 that were built before 1970 may have outdated electrical installations that do not meet current regulations. We inspect the consumer unit, wiring, and socket outlets, and note any areas of concern. While we do not test every circuit, we can identify obvious hazards and recommend that a qualified electrician carries out a more detailed Electrical Installation Condition Report (EICR). We have found that DIY electrical work in older properties is a particular concern, with many homes having been modified by previous owners without proper certification.

Structural movement related to the local geology is also something our surveyors check carefully. The clay-rich soils in the NN12 area are susceptible to shrink-swell behaviour, which can cause foundations to move over time. This is particularly relevant for older properties with shallow foundations, and we look for signs such as cracking patterns that are wider at the top than the bottom, doors and windows that stick or do not close properly, and uneven floors. In severe cases, we may recommend that a structural engineer carries out a more detailed assessment before you proceed with your purchase.

• Roof tile damage and felt deterioration
• Rising and penetrating damp
• Condensation and mould
• Outdated electrical installations
• Structural movement and cracking
• Rotten or infested timbers
• Damaged windows and doors
• Chimney defects

The NN12 area has seen significant new development in recent years, with several major housing estates being constructed around Towcester. Developments such as The Watlings by David Wilson Homes on Stourhead Drive, The Farriers by Charles Church, and Barratt Homes at Towcester Grange have added hundreds of new homes to the area. These new developments offer a range of property types from two-bedroom homes priced from around £324,500 to larger four-bedroom detached houses reaching £527,995 at Towcester Grange, while The Farriers ranges up to £749,995. The Watlings development offers properties from £396,995 to £594,995. While new build properties are typically covered by NHBC or similar warranty schemes, we still recommend a Level 2 Survey for several important reasons.

Even newly constructed properties can have defects arising from building errors, design issues, or material faults. Our surveyors can identify problems such as incomplete snagging items, poorly fitted windows, inadequate insulation, or issues with the damp proofing installation. Having a professional survey on a new build gives you documented evidence of any issues that need addressing by the developer. For new builds, a Level 2 Survey is often referred to as a snagging survey and can be particularly valuable in identifying defects before the warranty period expires. The new build market in NN12 has been very active, with property prices ranging from around £325,000 for a two-bedroom home up to £750,000 for larger four-bedroom detached houses. With prices at this level, the investment in a survey is minimal compared to the potential cost of discovering defects after you have moved in.

It is worth noting that new build properties, despite being recently constructed, can still have issues that only become apparent after you move in. Things like condensation from inadequate ventilation, minor cracks in plaster as the property settles, and issues with boiler installation or heating systems are all things our surveyors have found on new build properties in the NN12 area. Having a professional inspection gives you and the documentation needed to invoke your warranty rights with the builder or developer.