RICS Level 2 Survey Overstone

Our Level 2 survey provides a thorough visual inspection of all readily accessible areas of the property. This includes the roof structure, walls, windows and doors, damp-proof courses, timber floors, and built-in fixtures. We examine the condition of the building fabric and identify any defects that require attention, from missing roof tiles to signs of damp penetration. Each survey is conducted by a qualified RICS chartered surveyor who understands the specific construction methods used in Northamptonshire properties.

In Overstone, our inspectors frequently encounter issues related to the local geology. The Jurassic Lias Group mudstones and clay-rich superficial deposits beneath much of the village create a moderate to high shrink-swell risk, particularly during extended dry or wet periods. This can lead to subsidence or heave movement, especially in properties with trees nearby or those built on shallower foundations common in pre-1945 construction. Our surveyors are trained to identify the early signs of such movement, including cracking patterns and door alignment issues that might indicate foundation instability.

The predominant housing stock in Overstone reflects the village's history of growth from its historic core through post-war expansion to modern new-build developments. Approximately 15-20% of properties pre-date 1919 and are constructed from local ironstone or red brick, often with solid walls and traditional timber construction. A further 30-35% were built between 1945 and 1980 using cavity wall construction, while newer properties from the 1980s onwards and the recent Overstone Gate and Overstone Lakes developments use modern building techniques. Each era brings its own typical defects, and our local knowledge helps us target the most relevant areas during inspection.

While the village centre generally has a low risk of flooding from rivers, certain areas experience medium to high surface water flood risk, particularly around the village centre and along minor watercourses. Our surveyors will note any visible signs of past flooding or water damage that might affect your decision. We also check for adequate drainage around the property and the condition of gutters and downpipes, which are essential for directing water away from the building fabric.

• Roof structure and covering condition
• Damp and moisture penetration
• Wall construction and structural movement
• Windows, doors, and joinery
• Plumbing and electrical visible provisions
• Drainage and gutters
• Chimneys and flues
• Garages and outbuildings

The clay geology underlying much of Overstone creates specific challenges for property owners. Our surveyors regularly identify signs of subsidence or heave movement in properties built on shrinkable clay soils. This is particularly relevant for older properties with shallow strip foundations, especially those with large trees nearby. During periods of drought, clay soils shrink and can cause the building to settle unevenly, while extended wet periods can cause the clay to expand (heave), pushing foundations upward. Our inspectors look for diagonal cracking, doors that stick or won't close properly, and uneven floor levels as potential indicators of such movement.

Damp remains one of the most frequent issues identified in Overstone surveys, particularly in the substantial proportion of older properties with solid walls. Properties constructed before modern building regulations often lack adequate damp-proof courses or ventilation, leading to rising damp, penetrating damp, or condensation problems. Our surveyors use moisture meters and visual inspection techniques to assess damp levels and identify the source of any moisture problems. Properties with original solid walls may require specialist damp-proof treatment, and our reports will advise on the most appropriate remediation. The ironstone construction common in older Overstone properties is particularly susceptible to moisture penetration if the pointing or render has deteriorated.

The condition of roofs is another common focus area for our Overstone surveys. Properties over 50 years old frequently show signs of deterioration, including slipped or broken tiles, failing pointing to ridge tiles, and wear to flashings around chimneys and valleys. Our inspectors assess the roof from both inside (where accessible) and outside, noting any defects that could lead to water penetration. Similarly, we examine timber elements for signs of woodworm or rot, which can compromise the structural integrity of roof trusses and floor joists if left untreated. Given that approximately 60-70% of properties in Overstone are over 50 years old, roof condition is a key consideration for most buyers.

Electrical and plumbing systems in older Overstone properties often require updating to meet current safety standards. Properties built before the 1980s may still have rubber or lead-sheathed electrical cables, older consumer units, and insufficient socket outlets for modern needs. Plumbing systems may include lead or galvanised steel pipes that are prone to corrosion and reduced water pressure. Our surveyors note the visible condition of these services and recommend that a qualified electrician or plumber conduct a more detailed inspection before you complete your purchase. We can also identify missing or inadequate insulation in wall cavities and lofts, which is common in properties built before current energy efficiency standards were introduced.