RICS Level 2 Survey in Kettering (NN15)

Our Level 2 Home Survey follows the RICS protocol and provides a thorough inspection of the property's visible and accessible elements. The survey includes a detailed assessment of the roof structure, walls, floors, ceilings, doors, and windows, along with the inspection of kitchen fittings, bathroom installations, and exposed pipework. We examine the condition of the property's exterior, including gutters, fascias, and chimneys, and we check the integrity of the building's structure for any signs of movement, subsidence, or structural defects. Our surveyors will also lift accessible covers to inspect drains and look inside accessible loft spaces where safe access is available.

The NN15 area presents particular considerations for property surveys. Many properties in Kettering and the surrounding villages are constructed using traditional Northamptonshire ironstone and brick, materials that can be prone to specific issues over time. Our surveyors are experienced in identifying defects common to older properties in this region, including damp penetration through solid walls, deterioration of older roof coverings, and the effects of shrink-swell clay soils on foundations. We also assess any extensions or alterations that may have been carried out, checking whether appropriate planning permissions and building regulations approvals were obtained.

The survey report includes a clear condition rating system that highlights issues requiring immediate attention, issues that should be investigated further, and matters that merit general advice. Each defect is described in plain English with photographic evidence, so you understand exactly what work may be needed after you move in. For properties in the various NN15 conservation areas, including Kettering town centre and Barton Seagrave, we also note any features of historical or architectural significance that may affect your future plans for the property.

Our surveyors specifically look for signs of common defects in the local housing stock, including cracking from foundation movement, dampness in solid-wall construction, condition of older roof coverings, and the state of electrical and plumbing installations. We assess the effectiveness of existing damp-proof courses and note any indications of previous flooding or water ingress, which is particularly relevant given the surface water flooding risk in parts of NN15.

• Roof structure and covering
• Wall construction and condition
• Window and door operation
• Damp and timber condition
• Electrical installations
• Plumbing and drainage
• Garage and outbuildings
• Grounds and boundaries

Properties in the Kettering area face several specific challenges that our Level 2 surveys frequently identify. The local geology means that clay-rich soils are prevalent, creating potential for shrink-swell subsidence, particularly during periods of dry weather or when trees are present near foundations. This type of ground movement can cause cracking in walls and structural distortion, issues that our surveyors know to look for in properties across NN15. We've surveyed numerous properties in the area where we have identified diagonal cracking patterns near windows and doors that indicate foundation movement, and in several cases have recommended further investigation by a structural engineer.

Many homes in Kettering and Barton Seagrave were built using traditional construction methods with solid walls rather than modern cavity wall insulation. While these properties have character, they can be more prone to penetrating damp, especially where external rendering has failed or where roof rainwater goods are damaged. Our inspectors carefully examine the condition of gutters, downpipes, and drainage systems, as blocked or leaking gutters are a common cause of damp problems in the area. We frequently find that period properties in the Headlands and town centre areas have internal damp issues that relate to failed external pointing or deteriorating render.

The NN15 postcode also contains several conservation areas where properties benefit from protected status. Within Kettering Conservation Area, which covers much of the historic town centre and Headlands area, and in Barton Seagrave Conservation Area, there are numerous listed buildings including the Church of St Botolph and Barton Seagrave Hall. Our surveyors understand the implications of these designations and will note any features that may affect your ability to carry out future alterations or extensions. Properties in conservation areas often have specific maintenance requirements that our report will highlight, ensuring you understand the responsibilities that come with owning a historically significant property.

Flood risk is also a consideration in parts of NN15, with surface water flooding identified as a particular concern during periods of intense rainfall. While the overall flood risk is classified as minor, low-lying areas near watercourses can be affected. Our survey includes an assessment of the property's flood risk indicators and we provide appropriate guidance on checking the Environment Agency's flood warnings for the specific location. We've surveyed properties near the Ise Brook and other watercourses where previous flooding has caused damage, and our reports include specific advice on flood resilience measures where appropriate.

The expanding new-build developments in NN15, particularly around Barton Seagrave at Seagrave Park, Hanwood Park, and Castle Fields, present their own survey considerations. While these properties are modern, our Level 2 surveys still identify issues ranging from snagging items such as poorly sealed windows to more significant defects in building workmanship. We check the quality of construction, the proper operation of windows and doors, the installation of fixtures and fittings, and the condition of external works. For buyers purchasing new-build properties, our survey essentially acts as an independent snagging inspection that can be used to require the developer to rectify defects before completion.