RICS Level 2 Homebuyer Survey Ashford, Kent

Our RICS Level 2 survey in Ashford provides a thorough visual inspection of the property's accessible areas. We examine the roof structure and covering, looking for slipped tiles, signs of leakage, and the condition of chimneys and flues. In Ashford's varied housing stock, which ranges from Victorian terraced properties in the town centre to modern homes in developments like Poppy Fields in TN24 and Finberry, our surveyors assess how the roof has performed over time and what maintenance may be imminent. We pay particular attention to flat roof sections on extensions and garage structures, which are common sources of leaks in properties of all ages.

We inspect walls both internally and externally, checking for signs of movement, cracking, damp penetration, and the condition of pointing and render. Many properties in Ashford were constructed using traditional brick methods, and our inspectors are familiar with the typical defects found in Kent's older housing stock. We also examine joinery such as doors and windows, assessing their operation and condition, looking for signs of swelling or sticking that may indicate structural movement. Our team has extensive experience with the solid wall construction commonly found in pre-1919 properties, as well as the cavity wall systems used in post-war housing.

The survey includes a detailed assessment of the property's damp proof course and ventilation, which is particularly important in Ashford given the potential for clay soils in parts of Kent that can affect foundation performance. We check for rising damp, penetrating damp, and condensation issues, which are common findings in properties of any age but particularly in those built before 1980. Our inspectors also assess the property's drainage systems, looking at guttering, downpipes, and ground levels to ensure water is being directed away from the structure effectively.

We evaluate the condition of floors and staircases, checking for sagging, creaking, or unevenness that may indicate structural issues or timber decay. Electrical and plumbing visible elements are inspected for obvious defects, though we always recommend a qualified electrician and plumber conduct specialist inspections for full safety certifications. Our surveyors also examine outbuildings, boundary walls, and fences, as these can reveal important information about the property's overall maintenance and any potential issues with neighboring structures.

• Roof structure and covering
• Wall conditions and structural movement
• Damp proof course and dampness
• Windows and doors
• Floors and staircases
• Chimneys and flues
• Plumbing and electrical visible elements
• Boundary walls and outbuildings

Properties in Ashford face several area-specific considerations that our surveyors take into account during the inspection. The town sits on the River Stour, which means properties in lower-lying areas close to the river may have a higher risk of fluvial flooding. Our surveyors note flood risk on the report and advise on any history of flooding or flood mitigation measures that may be in place. We have surveyed numerous properties in areas like Willesborough and Kennington that are close to the river channel, and we know what signs of previous water damage to look for.

Kent's geology includes areas of clay soil, particularly the London Clay formation, which can pose a shrink-swell risk for properties with shallower foundations. This is particularly relevant for older properties in Ashford that may have traditional shallow foundations. Our inspectors look for signs of subsidence or movement that could indicate foundation issues, including cracking patterns, doors and windows that stick, and uneven floors. In our experience, properties in the older parts of Ashford town centre and in areas like Charing are more likely to show signs of historic movement due to clay soil conditions.

Ashford has numerous older properties in conservation areas and some listed buildings, particularly around the town centre and in villages like Charing and Smarden. While a Level 2 survey is suitable for most properties, our surveyors will advise if a more comprehensive RICS Level 3 Building Survey would be more appropriate for listed buildings or properties of unusual construction. The report clearly identifies any issues that may require specialist input from structural engineers or other consultants. We have specific experience with Kentish ragstone construction and traditional timber-framed buildings that are characteristic of the area.

The ongoing development activity in Ashford means we also inspect many new build properties, particularly in areas like Finberry (TN25 7FB), Kings Crescent, and Repton Park. Our team understands the common defects found in newly constructed properties and can identify snagging issues before your NHBC warranty period expires. We have surveyed properties across all of Ashford's major new developments and know what to look for in modern construction methods.

• River Stour flood risk
• Clay soil subsidence potential
• Conservation area considerations
• Older property defects
• Modern development quality

Our experience surveying properties across Ashford means we know what to look for in local housing stock. Older properties, particularly those built before 1919, commonly have issues with rising damp due to the absence or failure of original damp proof courses. We frequently find timber defects including woodworm and rot in floorboards, window frames, and roof timbers, especially where properties have suffered from prolonged dampness or inadequate ventilation. In Victorian terraced properties along streets like the Old Town and St Mary's area, we often identify original timber sash windows that require restoration rather than replacement to maintain character.

Properties from the mid-20th century (1919-1945 and 1945-1980) often have outdated electrical installations that may not meet current regulations. We identify exposed wiring, outdated consumer units, and lack of earthing that could pose safety risks. Plumbing in these properties is often original galvanised steel pipes that are prone to corrosion and reduced water pressure. These properties also commonly have solid walls without cavity insulation, which can lead to higher energy costs and condensation issues, particularly in the autumn and winter months when heating is used more frequently.

Roof defects are among the most common issues we identify in Ashford surveys. These include slipped or missing tiles, deterioration of flat roof coverings, damaged or missing flashing, and chimney issues including cracked render and deteriorating pointing. Given Ashford's exposure to weather from the Channel, roof conditions can deteriorate faster than in more sheltered areas. We have particular expertise in assessing the condition of clay roof tiles, which are common on older properties in the area, and can advise on the remaining lifespan of different roof coverings.

Many Ashford properties have extensions or modifications that may not have received proper building regulation approval. Our surveyors note any alterations and advise on the implications for insurance and future sale. We also identify boundary wall issues, which are particularly relevant in terraced properties where walls are shared or support adjacent structures. In newer developments, we check for issues with retaining walls and drainage systems that are often the responsibility of homeowners rather than developers.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof defects and tile issues
• Outdated electrical systems
• Chimney deterioration
• Extension and alteration compliance
• Boundary wall instability