Snagging Survey Tilney St. Lawrence

Our inspectors examine over 300 individual items during a snagging survey, covering both the interior and exterior of your new-build property. We check the quality of plasterwork, paint finishes, door and window fittings, kitchen units, bathroom fixtures, and flooring throughout the property. Externally, we inspect roof tiles, gutters, brickwork, rendering, balconies, and decking areas for defects.

The inspection also includes a thorough assessment of mechanical and electrical systems. Our team tests plug sockets, light switches, the heating system, hot water provision, and ventilation throughout the property. We examine the electrical consumer unit, wiring, and ensure all appliances installed by the developer are functioning correctly and meet current safety regulations.

In common with other fenland villages in Norfolk, Tilney St. Lawrence has specific drainage considerations that our inspectors take into account. We check that all drainage systems, including those connected to the local drainage board infrastructure, are functioning properly and that the property has adequate damp proofing and ventilation to prevent moisture problems in the future. The underlying clay soils in this part of Norfolk can experience shrink-swell movement, making proper damp proof courses particularly important.

Our inspectors are also familiar with the local construction methods used by developers in the King's Lynn and West Norfolk area. Properties like those at Tilney Manor feature traditional masonry construction with stonework facades, reflecting the local architectural character seen in the historic Church of St Lawrence, which has a tower of carstone and ashlar with rendered exteriors.

• Internal plaster and paintwork
• Windows, doors, and joinery
• Kitchen and bathroom fixtures
• Electrical systems and safety
• Roofing and gutters
• Damp proofing and ventilation

Tilney St. Lawrence is seeing increased development activity with several new housing projects in the area. Tilney Manor on Church Road, being built by NBC Homes (a developer with over 25 years of local home-building expertise in Norfolk), represents one of the more substantial developments in the village, featuring luxury detached homes with mock Georgian facades, high ceilings, classic sash windows, and traditional stonework. This development includes properties with traditional masonry construction reflecting the local architectural character seen in the historic Church of St Lawrence.

Additional planning applications are progressing for sites on Magdalen Road, where proposals for 25 new homes have been revealed on land that has historically been used for agriculture. Planning documents highlight that this farmland is classed as at risk of flooding, a key consideration for new builds in the fenland area. J Goodley and Sons, a local farming company that has worked the land in this area since the 1800s, has also submitted plans for a 12-home development at the junction of St John's Road and Church Road. Self-build plots along Magdalen Road offer further opportunities for new construction in the village.

Given the fenland location of Tilney St. Lawrence, with its underlying clay soils and historical drainage challenges, new builds in the area require particular attention to damp proofing and ventilation. Our inspectors are familiar with the specific considerations for properties in this part of Norfolk and ensure that drainage systems, damp proof courses, and sub-floor ventilation are thoroughly checked during every snagging inspection. The site for Tilney Manor has a wayleave granting King's Lynn Drainage Board access to maintain the dyke, indicating the presence of drainage infrastructure that our inspectors verify is functioning correctly.

Our inspectors frequently encounter similar defect patterns across new-build properties in the King's Lynn and West Norfolk area. Poorly finished plasterwork, including cracks, uneven surfaces, and paint defects, appears in the majority of inspections. Ill-fitting doors and windows that do not close properly, gaps in sealing around window frames, and damaged or scratched glass are also common findings that we document in detail during every survey.

Incomplete sealant work represents another frequent issue, particularly around wet areas such as bathrooms and kitchens. Drainage problems, including poorly connected gutters and downpipes, are especially relevant in Tilney St. Lawrence given the fenland nature of the area and its drainage infrastructure requirements. Our inspectors also regularly find electrical issues such as non-functioning sockets, loose wiring connections, and consumer units that do not meet current regulations. These electrical defects pose safety risks and must be addressed promptly by the developer.

Structural considerations for properties in Tilney St. Lawrence include checking the damp proof course, particularly important in areas with clay soils that can experience shrink-swell movement. We also verify that cavity trays and roof tile alignments are correct, as these prevent water ingress that could cause significant problems in the future. The presence of drainage board infrastructure and access wayleaves, as seen at Tilney Manor, adds another layer of verification that our experienced inspectors understand and thoroughly check during every survey.