RICS Level 2 Homebuyer Survey Charing

Charing's housing landscape presents unique challenges for buyers. The village boasts 63 listed buildings within its Conservation Area, many dating back to the medieval period with timber-framed construction methods that are now over 500 years old. These period properties, while full of character, often hide structural issues that only an experienced surveyor can identify. The High Street features buildings constructed with traditional Kentish materials including wattle and daub, lime plaster, and locally fired clay tiles, all of which require specialist knowledge to assess properly.

Beyond the historic core, Charing has seen significant modern development. The new Millstone Meadow development offers luxury four and five-bedroom homes from Jakob James Designer Homes, while the A Better Choice for Property Ltd development near Arthur Baker Playing Field adds 59 new homes to the area. These newer properties, while built to modern standards, still benefit from a Level 2 survey to identify any construction defects or snagging issues that may not be apparent to the untrained eye. We've inspected numerous properties on these new developments and regularly identify issues that builders need to address before the NHBC warranty period expires.

The village's position on the edge of the Kent Downs means properties can be affected by the underlying geology, with potential for shrink-swell movement in clay soils. This is particularly relevant for properties with large trees nearby, where root systems can affect soil moisture content and cause foundation movement over time. Additionally, many properties feature traditional roof structures with steep pitches of up to fifty degrees, using handmade clay tiles secured with wooden pegs. These roofs require careful inspection as they age and become more susceptible to deterioration and water ingress. We regularly find issues with aging peg tiles on period properties throughout Charing, where the wooden pegs have deteriorated and tiles have slipped.

The local brickwork also warrants attention from surveyors. Many 19th-century artisans' cottages in Charing feature characteristic Flemish bond brickwork, showing overburnt headers that are both a decorative feature and an indicator of the era's building practices. We check the condition of these traditional walls, looking for signs of frost damage, salt efflorescence, and mortar deterioration that commonly affects older brickwork in the area.

The RICS Level 2 Homebuyer Survey provides a comprehensive inspection of all accessible areas of the property, giving you a clear picture of its condition before you complete your purchase. Our surveyors examine the main structural elements including walls, floors, ceilings, and the roof structure, identifying any signs of movement, damp, or deterioration that could affect the property's value or require expensive repairs. We also assess the condition of doors, windows, and joinery, checking for proper operation and weather tightness. On properties like the medieval timber-framed buildings along Charing's High Street, we pay particular attention to the condition of the frame itself, looking for signs of movement, rot, or insect damage that could compromise the structural integrity.

The survey includes a thorough evaluation of the property's services, covering electrical systems, plumbing, heating, and drainage. We check the condition of the consumer unit, wiring age and condition, and identify any obvious safety hazards. For heating systems, we examine the boiler, radiators, and controls, noting any obvious defects or maintenance requirements. Our surveyors will lift accessible covers to inspect drains where safe to do so, identifying blockages or damage that could lead to costly repairs. In older Charing properties, we frequently find outdated electrical installations that were not designed for modern usage demands, and heating systems that are approaching the end of their operational life.

We provide clear, jargon-free reporting with our Traffic Light system, making it easy to understand which areas require attention. The report includes specific defects found during the inspection, their likely cause, and recommended actions. We also provide cost guidance where possible, helping you budget for any remedial work identified. For properties in Charing's Conservation Area, we pay particular attention to the condition of historic features and any alterations that may require listed building consent. Our reports flag any unauthorized work that could affect your ability to modify the property in the future, as this is particularly important in a village with such strict conservation requirements.

Given Charing's significant stock of older properties, our surveyors frequently identify issues related to the age and construction methods of period buildings. Damp penetration is one of the most common problems, particularly in timber-framed properties where the original wattle and daub infill can deteriorate over time. Rising damp affects many older properties, especially where the original damp-proof course has failed or was never installed. We check for visible signs of damp using moisture meters and identify the likely cause and recommended remediation. In properties with solid walls - common throughout Charing's older housing stock - we often recommend the installation of chemical damp-proof courses or improved ventilation to manage persistent damp issues.

Roofing defects feature prominently in Charing surveys due to the age of many properties and the traditional construction methods used. Missing or broken tiles, deteriorated lead flashing, and sagging roof structures are frequently identified. Flat roof coverings, particularly on extensions and outbuildings, often show signs of age and deterioration. Chimneys are another common issue, with many showing signs of instability, missing bricks, or damaged flues that could pose safety risks. Our surveyors assess the condition of all roof elements and flag any urgent repairs needed. On properties with traditional clay peg tiles, we frequently find that the wooden pegs have rotted away, leaving tiles loose and vulnerable to wind damage - a particular concern given Charing's exposed position on the Kent Downs.

Structural movement is assessed carefully in Charing properties, particularly in older buildings that may have settled over centuries. We look for cracking patterns in walls, particularly around door and window openings, which can indicate ongoing movement or past structural issues. Bulging or bowing walls suggest potential structural concerns that require further investigation. Our surveyors also check for signs of subsidence, which can affect properties on clay soils, particularly where trees are growing close to the building. Given the number of mature trees in Charing's gardens and surrounding countryside, this is a key consideration for buyers. We examine the proximity of trees to buildings and assess whether foundation movement may have occurred or could occur in the future.

Timber defects are another area of concern in Charing's older properties. We inspect for woodworm activity, dry rot, and wet rot that can affect both structural timbers and joinery. The medieval timber-framed buildings are particularly vulnerable to woodworm infestations if left untreated, and we often recommend specialist timber treatment. Additionally, we check for signs of beetle activity in floor joists and roof timbers, which can compromise structural integrity if not addressed.

Charing is experiencing significant growth with several new developments adding to the village's housing stock. The 59-home development by A Better Choice for Property Ltd near Arthur Baker Playing Field includes a mix of flats, terraced, semi-detached, and detached properties, each with electric vehicle charging points. Millstone Meadow offers luxury four and five-bedroom homes on the outskirts of the village, while the proposed Maidstone Road development would add a further 61 apartments in an Extra Care building plus seven bungalows.

Even new build properties benefit from a Level 2 survey. While these homes are built to current building regulations, defects can still occur during construction or become apparent as the property settles. Our surveyors identify any snagging issues, construction defects, or design flaws that may not be covered by the NHBC warranty. On the Arthur Baker Playing Field development, we've identified issues with window installations, roof detailing, and drainage that required attention from the builder. Given the complexity of modern buildings with their integrated mechanical and electrical systems, a professional survey provides valuable for new build buyers.

For buyers considering properties at Forge Court in Charing Heath, approximately three miles west of Charing, we provide the same thorough Level 2 survey service. This development by Aile Homes Ltd offers luxury new homes that still require professional inspection to ensure construction quality meets expectations. We treat new build surveys with the same rigour as period property inspections, recognising that even newly constructed homes can have defects that need addressing before the warranty period expires.

Your RICS Level 2 Homebuyer Survey report arrives in a clear, easy-to-understand format designed to help you make informed decisions. The report begins with a property summary including details of the construction, approximate age, and any obvious deviations from standard building practices. We include information about the property's position within the Conservation Area and any listed building status that may affect future modifications. This summary gives you an at-a-glance overview of what to expect from the detailed findings.

A key section outlines the overall condition of the property using our Traffic Light system, where red indicates serious issues requiring urgent attention, amber highlights matters needing future repair, and green signifies satisfactory condition. This visual system makes it easy to prioritise the defects we've identified and understand which issues need immediate action versus those that can wait. For Charing properties with significant period features, we provide additional context about the expected condition given the property's age and construction type.

The main body of the report details our findings room by room, covering everything from the roof space to the foundations. Each defect is described with an indication of its nature, cause, and likely severity. We provide advice on who should carry out repairs and whether specialist contractors are needed. The report also includes a summary of legal considerations, highlighting any obvious issues that your solicitor should investigate further, such as missing building regulations approvals or planning permissions. For Charing properties, we specifically check for evidence of listed building consent for any alterations, as this is a common issue in the Conservation Area.