RICS Level 2 Survey in Kettering (NN16)

The Kettering housing market presents unique challenges that make a RICS Level 2 survey essential for any buyer. With over 40-50% of properties in NN16 built before 1970, the housing stock includes a significant proportion of older homes that may have hidden defects not immediately visible to the untrained eye. Our chartered surveyors bring first-hand experience of inspecting properties across Kettering, from Victorian terraces in the town centre to modern family homes in the Hanwood Park development. We know the specific issues that affect each property type and can identify problems that might otherwise go unnoticed until they become expensive to repair.

The geology of the NN16 area creates particular concerns for property buyers. The underlying Jurassic period sedimentary rocks, including significant clay deposits from the Mercia Mudstone Group, mean that many properties are built on shrinkable clay soils. This creates a risk of subsidence or heave, particularly for homes with mature trees close to the foundations. Our surveyors are trained to spot the early signs of foundation movement, including crack patterns in walls, doors that stick, and uneven floor levels. Should we identify any concerns, we will recommend further investigation by a structural engineer before you commit to the purchase.

Properties near the River Ise and its tributaries face potential flood risk that any buyer should be aware of. While Kettering is not coastal, surface water flooding is a genuine concern in urban areas of NN16, particularly during periods of heavy rainfall when drainage systems can become overwhelmed. Our surveyors will assess the flood risk specific to each property and include this information in your report, ensuring you can make an informed decision about the property's suitability.

A RICS Level 2 HomeBuyer Survey is specifically designed for properties in conventional condition, providing a thorough inspection of all accessible areas of the home. Our chartered surveyors in Kettering examine the property's structure, from the roof down to the foundations, including walls, floors, windows, doors, and joinery. The survey includes a detailed assessment of the building's overall condition and identifies any defects that may be present, categorising them by severity so you understand which issues require urgent attention and which are more cosmetic in nature.

In the NN16 area, where we see a diverse mix of housing stock ranging from Victorian and Edwardian properties close to the town centre to modern new-build homes in developments like Hanwood Park, our surveyors are experienced in identifying issues common to each property type. We inspect the roof space where accessible, looking for signs of deterioration in slate or clay tiles, perished mortar to ridges, and any defects in leadwork around chimneys and valleys. We also check the sub-floor voids where possible, examining joists and damp proof courses.

The Level 2 survey also includes a market valuation and an insurance rebuild cost assessment, giving you a complete picture of the property's worth and any potential risks. For properties in NN16, this valuation is based on current market conditions in the Kettering area, taking into account the specific characteristics of the local housing market. The rebuild cost assessment is particularly important for insurance purposes, ensuring you have adequate cover in the event of partial or total loss.

• Structural assessment of walls, floors, and roofs
• Inspection of damp proof courses and moisture levels
• Evaluation of windows, doors, and joinery condition
• Checking of plumbing and electrical visible installations
• Roof space and sub-floor void inspection where accessible
• Market valuation and rebuild cost assessment

The Kettering area presents several specific challenges that our RICS Level 2 surveyors are trained to identify. The underlying geology of the region includes significant clay deposits from the Jurassic period, which can cause subsidence and heave issues, particularly in properties with mature trees close to the foundations. Properties built on shrinkable clay soils are particularly vulnerable during periods of drought or excessive rainfall, and our surveyors pay special attention to signs of movement or cracking that may indicate foundation problems. We look for diagonal cracks extending from corners of windows and doors, walls that are not straight, and floors that slope noticeably.

Many properties in NN16, especially those close to the town centre, were constructed before 1919 using solid wall construction methods. These Victorian and Edwardian homes often feature local ironstone or traditional red brick, with slate or clay tile roofs. While these properties have significant character, they commonly suffer from damp issues, including rising damp due to failed or non-existent damp proof courses, penetrating damp through weathered brickwork, and condensation problems caused by inadequate ventilation. Our surveyors will thoroughly inspect these elements using moisture meters and identify any remedial work required.

The River Ise flows through Kettering, and properties near the river or its tributaries may have an increased risk of fluvial flooding. Surface water flooding is also a concern in urban areas of NN16, particularly during periods of heavy rainfall when drainage systems can become overwhelmed. While not a structural issue, flood risk is an important environmental factor that our reports will highlight if relevant to your property. We also check guttering and drainage systems, as blocked or damaged gutters can lead to water penetration and subsequent damp problems.

• Subsidence risk from clay soil geology
• Rising and penetrating damp in older properties
• Roof deterioration and defective leadwork
• Outdated electrical wiring systems
• Surface water and river flooding risk

Understanding the construction methods used in Kettering properties is essential for identifying potential issues. Properties built before 1945 in NN16 typically feature solid wall construction, often using local ironstone or various types of brick. These walls were built without cavity spaces, which means they rely on their mass to resist weather penetration. While solid walls can be durable, they are more susceptible to damp than modern cavity wall construction, particularly if the external brickwork has weathered or the internal plaster has been damaged.

The majority of properties built between 1945 and 1980 in the NN16 area utilise cavity wall construction, with a brick outer leaf and block inner leaf separated by a void. This construction method provides better thermal performance and moisture resistance than solid walls. However, cavity walls can still experience issues, particularly if the wall ties have corroded or if insulation has been poorly installed. Our surveyors inspect the condition of external brickwork and look for signs of cracking or movement that might indicate structural issues.

Newer properties in developments like Hanwood Park, built by Barratt Homes, David Wilson Homes, and Persimmon Homes, utilise modern construction methods including timber frame construction in some cases. These properties typically feature brick or render external finishes, concrete tiled roofs, and modern uPVC windows and doors. While newer builds generally have fewer defects than older properties, they can still suffer from issues such as inadequate ventilation, poorly installed insulation, minor structural cracks, and snagging issues that the developer should address before completion.

The Kettering area has seen significant new development in recent years, with major projects like Hanwood Park bringing hundreds of new homes to NN16. This development, built by Barratt Homes and David Wilson Homes off Windmill Avenue, offers a range of 2, 3, 4, and 5 bedroom properties with prices starting from approximately £250,000. While new build properties typically have fewer issues than older homes, a RICS Level 2 survey is still valuable for identifying any construction defects, snagging issues, or problems that may have arisen since the property was completed.

Even in newly constructed properties, our surveyors can identify issues such as inadequate ventilation, poorly installed insulation, minor structural cracks that may indicate movement, and any deviations from building regulations. We check that extract fans are working properly, that windows and doors open and close correctly, and that all fixtures and fittings are properly installed. For properties in the Hanwood Park development or other new build sites in NN16, a Level 2 survey provides that essential independent assessment, giving you confidence that your new home is in good condition.

Should significant issues be found, the report can be used to negotiate repairs or a reduction in price with the developer. Many buyers are surprised to learn that new build properties often have defects that need addressing, and having a professional survey report gives you the evidence needed to ensure the builder meets their obligations. The NHBC warranty that comes with new build properties does not cover all issues, so an independent RICS Level 2 survey provides valuable protection for your investment.

While NN16 itself is largely residential and suburban, properties closer to the historic Kettering town centre may fall within or near designated conservation areas. The Market Place and Sheep Street areas contain several listed buildings, and properties on the periphery of the town centre within NN16 could be affected by conservation requirements. These properties often have unique construction methods and materials that necessitate specialist understanding, and while a RICS Level 2 survey can still be valuable, buyers should be aware that more detailed investigation may be required.

Properties listed for their historical or architectural significance often require a more comprehensive survey than the standard Level 2 provides. If you are considering purchasing a listed property in or near NN16, we may recommend a RICS Level 3 Building Survey, which offers a more detailed analysis of the property's construction and condition. This is particularly important for buildings with traditional construction methods, such as timber-framed structures or those with historic plaster finishes, where alterations over the years may have affected structural integrity.

Our surveyors have experience inspecting properties near Kettering's conservation areas and can advise you on whether a Level 2 survey is sufficient or whether a more detailed investigation is warranted. We understand that buying a period property in a conservation area can be a rewarding experience, but it also comes with responsibilities and potential restrictions on alterations. Our report will highlight any conservation considerations that may affect your intended use of the property.