RICS Level 2 HomeBuyer Survey in Fakenham (NR22)

Our RICS Level 2 HomeBuyer Survey provides a comprehensive visual inspection of all accessible areas of a property. In the NR22 area, where we frequently encounter properties ranging from Victorian terraced houses in Fakenham town centre to modern detached homes on developments like The Pastures and Sculthorpe Gardens, our surveyors examine the main structural elements including walls, roofs, floors, doors, and windows. We assess the condition of each element and flag any defects that require attention, from missing roof tiles to signs of damp penetration that are particularly common in older Norfolk properties built with solid walls. Our team has seen countless cases where hidden defects have cost buyers thousands of pounds, which is why we take such thorough approach to every inspection.

The survey includes a thorough evaluation of the property's services, looking at electrical wiring, plumbing, and heating systems that may be outdated in properties constructed before modern regulations came into force. Given that many properties in the Fakenham area date from the pre-1919 period, our inspectors pay particular attention to the condition of original electrical installations that may not meet current safety standards. We also examine any extensions or alterations that may have been carried out over the years, checking whether they have been properly constructed and whether any building regulation approvals were obtained. In older NR22 properties, we often find that previous owners have made alterations without obtaining the necessary permissions, which can cause problems when you come to sell.

Our Level 2 survey includes a clear condition rating system that categorises each defect found as either "Not inspected," "OK," "Serviceable," "Requires attention," or "Requires urgent attention." This straightforward approach helps you understand exactly what work may be needed after you move in and provides valuable ammunition for any renegotiation of the purchase price based on the defects we identify. The report also includes market valuation and rebuild cost assessment, which is particularly useful for insurance purposes and for properties in areas like NR22 where flood risk and local geology may affect insurance premiums. We have found that many buyers are surprised by the rebuild cost figures, which can be significantly higher than they expected for older properties.

The construction methods used in NR22 properties vary significantly depending on the age of the building. Older properties pre-1919 were typically built with solid brick walls using Norfolk red brick or flint, timber floors, and slate or clay tile roofing, with lime mortar rather than cement. Properties built between 1919 and 1980 usually feature cavity wall construction with brick or rendered finishes, while modern properties post-1980 use standard contemporary methods including cavity walls with brick, block, and render. Our surveyors understand these different construction types and know exactly what to look for when assessing each one.

• Structural walls and foundations
• Roof structure and covering
• Floor construction and condition
• Damp proof course and damp issues
• Windows, doors, and joinery
• Electrical installations
• Plumbing and heating systems
• Boundary walls and outbuildings

Our experience conducting surveys throughout the NR22 area has given us insight into the typical problems that affect properties in this part of North Norfolk. Damp is perhaps the most frequent issue we encounter, particularly rising damp in solid-walled properties that lack a proper damp-proof course or have been rendered with cement-based mortars that trap moisture. Penetrating damp is also common in older properties where pointing has deteriorated or roof elements have failed, allowing water to enter the structure. The variable Norfolk climate, with its wet winters and occasionally extreme summer droughts, exacerbates these issues. We have seen cases where damp that appears minor on the surface has caused significant structural damage over time.

Timber defects represent another significant category of problems in NR22 properties. Woodworm activity can affect floor timbers and roof structures, particularly in properties where damp conditions have created an ideal environment for these pests. Both wet rot and dry rot can develop in areas of poor ventilation or where water penetration has occurred. Our surveyors know where to look for these problems and can assess the extent of any damage found. Roof condition is also a common concern, with older slate and clay tile roofs often showing signs of slipped tiles, degraded pointing, or failing underfelt that can lead to leaks. We always recommend that buyers get up in the loft space if possible, as this is where many roof problems become apparent.

The electrical and plumbing systems in NR22 properties frequently require attention. Many homes built before the 1980s still contain original wiring that does not meet current regulations and may pose a safety risk. Similarly, lead pipes and outdated heating systems are commonly found in older properties. Our survey includes a visual inspection of these services, and we will flag any concerns that should be investigated further by a qualified electrician or plumber before you complete your purchase. We have also found asbestos-containing materials in properties built between the 1950s and 1990s, which is another issue that requires specialist attention.

Properties in NR22 can also be affected by subsidence and heave issues related to the local clay geology. The presence of shrinkable boulder clay soils means that properties with shallow foundations or those near large trees can experience movement as the soil expands and contracts with moisture changes. Our surveyors are trained to identify signs of past movement, including cracking to walls, doors and windows that stick, and uneven floors. If we identify potential subsidence issues, we will recommend further investigation by a structural engineer before you proceed with your purchase.