RICS Level 2 Survey in Burham

The village of Burham, located in the borough of Tonbridge and Malling in Kent, offers a mix of property types that reflects its evolution from a historic rural settlement to a popular commuter village. The majority of properties in the area are terraced homes, many dating from the Victorian period, which brings specific considerations for buyers. Properties built in the late 19th and early 20th centuries often present issues such as outdated electrical systems, original plumbing that may need replacement, and roof conditions that have deteriorated over decades of exposure to the British climate. A Level 2 survey from our team identifies these issues before you commit to your purchase.

Recent market data shows that property prices in Burham have experienced significant adjustment, with prices falling 27% from their 2023 peak of £436,462. This market correction makes it even more important to ensure that any property you consider represents genuine value for money. Our surveyors examine every accessible area of the property, from the roof space to the foundations, providing you with a comprehensive understanding of what lies beneath the surface. We check for signs of damp, subsidence, structural movement, and other defects common in properties of this age and construction type.

The ME1 3SN postcode area within Burham has shown resilience, with prices rising 6.3% over the past year despite broader market corrections. This suggests continued demand for properties in the village, likely driven by its proximity to Rochester, Maidstone, and excellent transport links to London. Whether you are purchasing a period terraced house on the High Street or a more modern detached property in a small development, our Level 2 survey gives you the confidence to proceed with your purchase knowing exactly what you are buying. Many buyers in this area work in London and rely on the efficient rail connections from nearby stations, making Burham an attractive location for commuters.

• Identification of structural defects
• Assessment of roof and chimney condition
• Evaluation of damp and rot
• Review of electrical and plumbing systems
• Checking windows and doors
• Valuation for insurance purposes

Given the prevalence of older properties in Burham, our surveyors frequently encounter a range of issues that are typical of Victorian and Edwardian construction. Rising damp is one of the most common problems we identify, particularly in ground floor rooms where the original damp-proof course may be damaged or non-existent. This issue not only affects the fabric of the property but can also impact health, making it essential to address before moving in. Our reports provide clear recommendations for damp remediation and can include cost estimates for repairs. In our experience, properties along Church Street and The Street are particularly susceptible to damp issues due to their age and proximity to mature trees.

Roof conditions represent another significant area of concern in older Burham properties. Many terraced houses in the area still feature their original slate or clay tile roofs, which may have surpassed their expected lifespan. We inspect for missing or broken tiles, signs of past repairs, and deterioration around chimneys and verges. Flat roof sections, where present, receive particular attention as these are prone to leaks and water damage. In some properties, we also find that loft insulation is inadequate by current standards, a factor that affects both comfort and energy efficiency. Properties built in the 1990s, such as those on Bell Crescent, tend to have fewer roof issues but may still have original felt that is reaching the end of its service life.

Electrical systems in period properties often require updating to meet modern safety standards. Original fuse boxes, dated wiring, and insufficient socket points are common findings in our Burham surveys. We cannot test every electrical circuit during a visual survey, but we do flag consumer units that appear outdated and note any obvious DIY modifications that may pose safety risks. Our recommendation is always that a qualified electrician conducts a full Electrical Installation Condition Report before completion if the property has not been recently rewired. This is particularly important for Victorian properties where wiring may be over 50 years old.

• Rising and penetrating damp
• Roof tile damage and deterioration
• Outdated electrical consumer units
• Structural movement or cracking
• Rotten window frames and doors
• Missing or damaged pointing to brickwork

Burham's housing stock includes properties ranging from Victorian terraces built in the late 1800s to detached houses constructed in the 1990s. Properties over 50 years old benefit particularly from the detailed assessment provided by a RICS Level 2 survey, as they are more likely to have accumulated wear and tear and may have undergone various alterations over their lifespan. Our surveyors understand the construction methods common in different eras, from solid wall construction typical of Victorian properties to the cavity wall systems introduced in the mid-20th century.

One issue that requires particular attention in older properties is the potential for hidden structural problems. While minor cracks in plaster are common and often harmless, our surveyors are trained to identify signs of more serious movement that could indicate subsidence or structural weakness. We examine the property's relationship to trees and drainage systems, both of which can cause ground movement affecting foundations. In the clay soils common throughout Kent, shrink-swell movement can affect foundations, particularly where trees are planted close to the property. Our surveyors pay special attention to properties with large trees in close proximity, as this is a common cause of foundation movement in the county.

Many Burham properties have been extended or modified over the years, sometimes without appropriate planning permission or building regulations approval. Our survey includes an assessment of any extensions or conversions, though we always recommend that you verify permissions with the local authority (Tonbridge and Malling Borough Council) directly. Extensions may have structural implications, particularly where they involve the removal of load-bearing walls, and our report will flag any concerns we identify during the inspection. We have found that conservatories and kitchen extensions are particularly common in this area, and these often require checking for proper foundations and damp proofing.

The predominant construction type in Burham reflects its Victorian heritage, with many properties built using solid brick walls that lack the cavity insulation found in modern homes. Understanding this construction is essential for interpreting survey findings, as solid wall properties behave differently from newer builds in terms of thermal performance and moisture management. Our surveyors are experienced in assessing these traditional construction methods and can advise on any implications for your intended use of the property.

Pointing quality is another important consideration for buyers in Burham. Many Victorian properties in the area have original lime mortar pointing that has deteriorated over time, allowing moisture penetration and reducing the wall's ability to breathe. Our inspection includes a detailed assessment of brickwork pointing, identifying areas where repointing may be necessary to prevent ongoing damp issues. We have found that properties on exposed elevations, particularly those facing prevailing winds from the south-west, tend to show more advanced pointing deterioration.

Windows in older Burham properties are typically single-glazed wooden sash units, many of which will require ongoing maintenance or eventual replacement. Our surveyors check for rot in window frames, operation of sashes, and condition of any secondary glazing that may have been installed. While single glazing is not a defect as such, it does have implications for energy efficiency and running costs, which we highlight in our reports. Some properties in the area have had double-glazing installed, and we check these installations for appropriate certification and condition.