RICS Level 2 Survey in Blean

Our RICS Level 2 Survey provides a thorough visual inspection of the property's accessible areas, identifying defects that affect value and safety. The surveyor examines the main structural elements including walls, roofs, floors, doors, and windows, along with built-in fixtures and fittings. Each identified issue is rated according to its severity, from urgent matters requiring immediate attention to recommendations for future maintenance. We use the RICS condition rating system, giving you clear red, amber, or green ratings for each element surveyed.

In Blean, where we see everything from historic farmhouses to newly constructed homes from Barratt Homes and David Wilson Homes, our inspectors pay particular attention to construction type, age-related issues, and local environmental factors. The survey includes a market valuation and an insurance reinstatement figure, helping you understand the property's true worth in the current market. This valuation is based on our knowledge of local property prices and current market conditions in the Canterbury area.

The Level 2 Survey format is particularly suitable for properties up to around 2,500 square feet that are of conventional construction. Properties in Blean typically fall into this category, whether they are terraced houses near the village centre, semi-detached homes along the approaches to Canterbury, or detached properties in the newer developments. For larger properties, those with non-standard construction, or listed buildings within the Blean Conservation Area, we generally recommend our Level 3 Building Survey which provides more detailed analysis.

• Structural assessment
• Roof and chimney inspection
• Damp and timber analysis
• Electrical and plumbing overview
• Boundary and outbuilding check
• Market valuation

Based on our experience surveying properties across Blean and the surrounding Canterbury area, several recurring issues require buyer attention. Roof defects rank highly among our findings, with missing or damaged tiles, deteriorated lead flashing, and aging felt systems appearing frequently in properties over thirty years old. These issues can lead to water penetration and subsequent damage to timbers and internal decorations. In the older farmhouses and cottages that line the rural lanes around Blean, we often see roofs constructed with traditional clay tiles that have reached the end of their serviceable life.

Electrical and plumbing systems in pre-1980 properties often require updating to meet current safety standards. We frequently identify outdated consumer units, inadequate earthing, and original wiring that would not pass modern inspection. Similarly, lead pipes and galvanized steel plumbing, common in older homes, can affect water quality and pressure while indicating the need for potential replacement. For buyers considering properties in the conservation area or older parts of the village, budgeting for electrical and plumbing upgrades should be part of your financial planning.

Timber defects including woodworm infestation and rot are discovered in properties with poor ventilation or a history of damp problems. In Blean's older cottages and farmhouses, we often find timber-framed elements that require specialist assessment. The combination of solid wall construction and aging windows frequently results in condensation issues, particularly in poorly ventilated bathrooms and kitchens. Modern replacement windows can actually exacerbate these problems if extract ventilation isn't improved.

Given the London Clay geology underlying much of Blean, we also see evidence of subsidence and foundation movement in some properties, particularly those with large trees nearby. Trees such as oaks and poplars can extract significant moisture from clay soils, causing the ground to shrink and foundations to settle unevenly. Our surveyors check for diagonal cracking, uneven floors, and doors that stick - all potential indicators of structural movement that may require further investigation by a structural engineer.

Blean has seen significant development in recent years, with developments like Blean Meadows offering 2, 3, and 4-bedroom homes from £409,995, and The Alders providing larger family homes from £429,995. While new builds come with the protection of NHBC or similar warranties, a Level 2 Survey remains valuable for identifying any snagging issues or defects that may not be immediately apparent to the untrained eye. Many buyers assume new properties are problem-free, but our experience shows that even recently built homes can have issues that need addressing.

Even newly constructed properties can have issues that warrant professional identification. Our surveyors check the quality of finishes, verify that installations meet building regulations, and assess any potential problems that could affect your investment. In new builds at Blean Meadows and The Alders, we commonly find minor defects such as poorly sealed windows, inadequate ventilation in bathrooms, and cosmetic issues with paintwork or tiling that the developer should rectify before completion. Given that Blean's new developments are still relatively recent, any defects found are likely to be covered under warranty, giving you leverage with the developer.

The proximity of these new developments to the village centre and the excellent transport links via the A2 and M2 make them particularly attractive to commuters working in Canterbury or traveling to London via Canterbury West station. Many buyers are drawn to Blean Meadows and The Alders precisely because they offer modern living within easy reach of the capital. Our survey helps ensure your investment in these popular new homes is sound, giving you confidence in the property's condition before you complete your purchase.

that new build properties in Blean typically feature modern cavity wall construction with brick or render finishes, concrete tiled roofs, and uPVC windows. While these construction methods are generally robust, our survey still checks for issues such as inadequate insulation, poor workmanship in window installations, and any signs of movement in recently built structures. Even new homes can have defects that only a trained eye will spot.

Understanding the ground conditions beneath properties in Blean is crucial for any buyer. The London Clay that underlies much of the area exhibits significant shrink-swell behavior, expanding when wet and contracting during dry periods. This movement can affect foundations, particularly those of older properties that were built with less robust requirements than modern standards demand. In practice, this means that properties built before the 1970s may have foundations that are shallower than current building regulations require, making them more susceptible to movement.

Properties with large trees nearby are particularly susceptible to clay shrinkage as trees extract moisture from the soil. Our surveyors inspect for signs of foundation movement, including cracking to walls, doors and windows that stick, and uneven floors. Where we identify potential concerns, we recommend further investigation by a structural engineer. In Blean, where there are many mature trees in gardens and along country lanes, this is a particularly important consideration for buyers looking at older properties.

Surface water flooding represents another consideration for certain parts of Blean, particularly in low-lying areas or near minor watercourses. While not directly coastal, the proximity to the Kent coast means some areas could experience tidal influences on local watercourses. Our surveyors note any indications of past flooding or potential flood risk during their inspection. If you're considering a property in an area identified as having flood risk, we can provide advice on what to look for and recommend appropriate investigations.

The geology of the Blean area also includes areas of sand and gravel deposits, which can affect drainage characteristics and foundation requirements. Our local knowledge means we understand how these different ground conditions affect properties across the village. Whether your property is on the clay near the Blean Woods or on the gravel deposits closer to Canterbury, our surveyors know what to look for.