RICS Level 2 Survey in Ash, Dover

Our RICS Level 2 Survey provides a thorough inspection of the main elements of the property, including the walls, roof, foundations, and damp conditions. We check for signs of subsidence, which is particularly relevant in Ash due to the high-risk clay soils in the South East that shrink and swell with moisture changes. Our inspectors look for diagonal cracks, uneven floors, and doors that stick, all of which can indicate underlying structural movement that may require further investigation.

The survey also examines the condition of the roof, including tiles, flashings, and chimneys, which is essential given the age of many properties in Ash. We assess the plumbing, electrical consumer unit, and heating systems, providing an overview of their condition without carrying out invasive testing. For properties in conservation areas, such as those in Ash Street End or Ash Guilton, we note any features that may be of architectural or historical interest, helping you understand any restrictions that may apply to future alterations.

Damp and timber defects form a significant part of our inspection, as these issues are common in older properties across the Dover district. We check for rising damp, penetrating damp, and condensation, identifying any signs of water ingress that could lead to structural damage or health issues. Our report includes clear ratings for each defect found, from not defects to urgent defects requiring immediate attention, allowing you to prioritise repairs and negotiate with the seller accordingly.

We also assess the property's energy efficiency matters, noting the condition of insulation, windows, and heating systems. While this is not a full Energy Performance Certificate (EPC), our survey highlights areas where energy performance could be improved, which is particularly useful for older properties that may have less efficient heating systems. Given the age of many properties in Ash, from Victorian cottages to inter-war houses, energy efficiency is often a key consideration for buyers looking to modernise their new home.

• Structural condition assessment
• Damp and timber inspection
• Roof and chimney survey
• Electrical and plumbing overview
• Conservation area considerations
• Energy efficiency matters

Properties in Ash face several area-specific challenges that our Level 2 Survey addresses. The village sits in a high-risk area for subsidence due to the clay soils prevalent in the South East, which shrink during hot, dry weather and swell during wet periods. This ground movement can cause structural damage, particularly to properties with shallower foundations typical of older buildings. Our inspectors look for the tell-tale signs of subsidence, including cracks that are wider at the top than the bottom, doors and windows that stick, and wallpaper that rips or wrinkles.

Flood risk is another consideration for properties in Ash, particularly those in the south of the village near the Old Wingham River and the Ash Levels to the north. The Strategic Flood Risk Assessment for Dover identifies these areas as being within Flood Zone 3, the highest risk category. While a Level 2 Survey is not a flood risk assessment, our inspectors will note any visible signs of water damage or damp that may be related to the property's proximity to flood risk areas. We can recommend a separate flood risk assessment if required.

The presence of the invasive emerald ash borer beetle in the Dover area is affecting ash trees across the region. If large trees near a property are affected and require removal, this could potentially alter soil moisture levels and affect foundations. Our survey notes the condition of trees and vegetation within the proximity of the property, identifying any potential risks to the building's stability. For properties near the new developments at Mill Field or other recent builds, we also check the quality of construction and any potential defects common to newer properties.

Many properties in Ash were built using traditional brick construction, often with render finishes. These older construction methods, while historically common, can be more susceptible to damp penetration and structural movement compared to modern cavity wall construction. Our surveyors understand these traditional building methods and know what to look for when assessing properties that may be 100 years old or more. The 105 listed buildings in Ash are particularly important, as any works to these properties require Listed Building Consent from Dover District Council, including repairs, repointing, and even removing modern fixtures.

Once our inspection is complete, you will receive a comprehensive RICS Level 2 HomeBuyer Report that is clear and easy to understand. The report uses a traffic light rating system, with condition ratings from 1 (no repair needed) to 3 (urgent repair needed). This allows you to quickly identify which issues require immediate attention and which are less pressing. Each section of the property is described in detail, with photographs of any defects found.

The report includes a section on legal considerations that your conveyancing solicitor should be aware of. This covers issues such as rights of way, boundaries, and any planning permissions or building regulations approvals that may affect the property. For properties in Ash's conservation areas, we note any restrictions on alterations or extensions that may impact your future plans for the property. This information is invaluable for helping you understand exactly what you are buying and any future obligations.

If the survey identifies issues that require further specialist investigation, we will clearly state this in the report. For example, if we find signs of significant structural movement, we may recommend a structural engineer to carry out a more detailed assessment. Similarly, if we identify extensive damp or timber decay, we may recommend a timber specialist to assess the extent of the problem. Our goal is to ensure you have all the information you need to make an informed decision about your purchase.