RICS Level 2 Survey in Crundale

Crundale sits within the TN25 postcode area of Kent, near Ashford, a region characterised by a diverse housing stock that includes many period properties. The local area features a mix of traditional properties, including Victorian and Edwardian terraced houses, detached cottages, and more modern developments from the latter part of the twentieth century. Many homes in this part of Kent were constructed before 1919 using solid wall construction methods, which differ significantly from modern cavity wall builds. These older properties, while full of character, can harbor hidden issues that only a trained eye will spot during a thorough inspection.

The average sold price in Crundale over the past year stands at around £285,000, with detached properties typically commanding higher prices. Given these significant investments, skipping a survey could prove costly if unexpected defects emerge after completion. Our Level 2 surveys examine the property's accessible areas, including roofs, walls, floors, windows, and doors, while also assessing the condition of services like plumbing and electrics where visible. We provide you with a clear picture of what you're actually buying, beyond what looks good at first glance.

The Kent housing market has seen changes in recent years, with properties in rural villages like Crundale remaining popular with buyers seeking a village lifestyle within reach of Ashford. a first-time buyer or moving from elsewhere in the South East, understanding the true condition of your potential new home is essential. A RICS Level 2 survey from our team gives you that knowledge, allowing you to make an informed decision about proceeding, renegotiating the price, or walking away if the defects are too severe.

• Identify structural defects before purchase
• Get professional advice on repair costs
• Negotiate price based on survey findings
• Meet RICS standards of practice

Properties in Kent, including those in Crundale, often face specific challenges that our surveyors are trained to identify. The region's geology means many areas have clay-rich soils prone to shrink-swell movement, which can cause subsidence or structural movement in foundations. This is particularly relevant for properties with trees close to the building, as trees can draw moisture from the soil and cause ground movement during dry periods. Our surveyors carefully assess foundation conditions and look for signs of movement that might indicate these issues.

Flooding considerations are also important for Crundale buyers. While the village itself is not in a high-risk flood zone, surface water flooding can occur during heavy rainfall events, particularly in areas with poor drainage. Properties near watercourses or in low-lying fields may be vulnerable. Our surveyors note any signs of previous flooding or water damage and assess the property's drainage systems and vulnerability to surface water issues.

The older housing stock in Kent also means many properties will have outdated electrical systems, original plumbing, and limited insulation compared to modern standards. Victorian and Edwardian properties in the area may have original cast iron plumbing, dated fuse boards, and single-pane windows. These features add character but can pose safety risks and affect energy efficiency. Our Level 2 survey highlights these issues and advises on what needs updating to meet current safety standards.

• Damp and condensation in solid-walled properties
• Roof defects including missing tiles and deteriorated mortar
• Structural movement or subsidence issues
• Outdated electrical wiring and plumbing
• Asbestos in properties built before 1999
• Poor drainage and gutter condition

Once your survey is complete, you'll receive a comprehensive RICS Level 2 report that clearly presents our findings in an easy-to-understand format. The report is organised by building element - from roof to foundation - with each section given a condition rating based on the RICS traffic light system. Red-rated items are serious defects requiring urgent attention, amber-rated items are defects that need attention but are not urgent, and green-rated items are satisfactory. This clear system helps you prioritise any work needed.

Each section includes a description of the defect, its cause, and our recommendation for repair. The report also includes a reinstatement cost for insurance purposes, which is the estimated cost to rebuild the property if it were completely destroyed. This figure is important for buildings insurance and is required by most mortgage lenders. We calculate this based on local building costs and the specific construction of your property.

If you're unsure about any findings in your report, our team is here to help explain the results. We can advise on the severity of identified defects, suggest appropriate next steps, and help you understand the potential costs of any repairs needed. This information becomes invaluable when negotiating with sellers or planning your future maintenance budget. Many of our clients tell us that the negotiation savings far exceeded the cost of the survey.