RICS Level 2 Survey in CT1 2 Canterbury

Our RICS Level 2 Survey provides a thorough inspection of the property's condition, identifying any significant issues that could affect its value or require costly repairs. In CT1 2, where a large proportion of properties are over 100 years old, this survey format is particularly valuable. We examine all accessible areas of the property, including the roof space, basement, and outbuildings, providing you with a clear picture of the property's condition.

The survey includes a detailed assessment of the main structural elements, including walls, floors, ceilings, and the roof structure. Our inspectors check for signs of movement, damp penetration, timber defects, and any issues with the property's services. For properties in CT1 2, we pay particular attention to common issues found in Canterbury's older housing stock, including the condition of traditional lime mortar pointing, timber-framed elements that may be concealed, and the state of historic roof coverings.

We provide our findings in a clear, easy-to-understand report format that uses a simple traffic light system to highlight the severity of any issues found. The report includes specific recommendations for repairs and further investigations where necessary, giving you the information needed to make an informed decision about your property purchase. Our reports typically run to 20-30 pages, providing comprehensive coverage without overwhelming you with unnecessary technical detail.

The RICS Level 2 format is ideally suited to most properties in Canterbury's city centre, including Victorian and Edwardian terraces, Georgian townhouses, and modern apartments. For properties of unusual construction or those listed, we may recommend upgrading to a Level 3 Building Survey, which provides even more detailed analysis. We can advise on the most appropriate survey type when you book.

• Roof structure and covering
• Walls, damp proof course, and ventilation
• Floors, stairs, and joinery
• Chimneys and flues
• Damp and timber condition
• Services (gas, electric, water)
• External elements (gutters, fascias)
• Boundaries and outbuildings

Understanding how properties in CT1 2 were constructed helps explain the common issues we find during surveys. The predominant building materials in Canterbury's city centre include traditional red and yellow stock brick, rendered facades, Kentish ragstone for older and more significant structures, and timber framing that is sometimes exposed or hidden beneath modern plaster. Roofing materials typically include slate and clay tiles, with some historic properties featuring traditional lead coverings.

Most properties in CT1 2 predate modern building regulations and were constructed using solid wall methods rather than the cavity wall construction that became standard after World War II. These solid walls, often 9 inches or more thick, were typically built with lime mortar rather than cement, which allows moisture to evaporate more easily but also means that original damp-proof courses may have failed or were never installed. Our inspectors understand these traditional construction methods and know how to assess their current condition accurately.

The underlying geology of CT1 2 also affects how properties perform. The area sits on chalk bedrock of the North Downs formation, overlain in places by superficial deposits including brickearth, head deposits, and river terrace deposits. Some areas have clay content in these superficial deposits, which can create shrink-swell subsidence risks, particularly for properties with shallow foundations and those with mature trees nearby. Our surveyors check for signs of movement that might indicate foundation issues related to these soil conditions.

Many properties in CT1 2 have been converted from their original uses - what were once single houses are now flats, and former commercial buildings have become residential properties. These conversions can bring specific challenges, including questions about the adequacy of sound insulation, the condition of shared services, and whether any necessary planning permissions and building regulation approvals were obtained. We examine these aspects carefully during every survey.

Properties in Canterbury's city centre face several common issues that our surveyors regularly identify. Damp problems are particularly prevalent, especially in older properties with solid walls where original damp-proof courses may have failed or were never installed. Rising damp and penetrating damp can cause significant damage to internal finishes and indicate underlying structural issues that need addressing. In CT1 2, we frequently find damp in properties that have been poorly ventilated or where modern double-glazing has been installed without adequate background ventilation.

Roof defects are another common finding in CT1 2, particularly on older properties with original slate or tile coverings. Our inspectors regularly find deteriorated leadwork, slipped tiles, damaged verges, and timber decay in roof structures. Given the age of much of the housing stock in this area, chimney stack deterioration is also frequently observed, with issues including cracked brickwork, damaged flaunching, and corroded lead flashings. Properties with multiple chimneys often have more defects to identify.

Timber defects, including woodworm (common furniture beetle) and both wet and dry rot, are regularly identified in properties throughout CT1 2. These issues can be particularly problematic in timber-framed buildings, which are common in the older parts of Canterbury. Our surveyors check all accessible timber elements for signs of infestation and decay, reporting any findings in detail within the report. In some properties, we find evidence of previous timber treatment, which we note alongside any current concerns.

The flood risk from the River Stour is a significant consideration for properties in certain parts of CT1 2. Our surveyors note the property's proximity to the river and check for signs of previous flooding, including water marks, damaged plaster at low levels, and any flood resilience measures that may have been installed. Surface water flooding can also affect properties in the city centre after heavy rainfall, and we report on the property's drainage and any visible evidence of past water ingress.

• Rising damp and penetrating damp
• Roof covering deterioration
• Timber rot and woodworm
• Chimney stack defects
• Structural movement and cracks
• Outdated electrical systems
• Inadequate insulation
• Flood risk from River Stour

Your RICS Level 2 Survey report is designed to be clear and easy to understand, regardless of your prior knowledge of property construction. We use plain English throughout, avoiding unnecessary technical jargon. Where we do use technical terms, we explain them in a glossary within the report, ensuring you fully understand our findings. The report is structured to mirror the layout of a property, making it easy to navigate and find information about specific areas.

The report is organised by property element, with each section given a condition rating. Green indicates no significant issues, amber highlights issues requiring attention but not being urgent, and red flags serious defects that require immediate attention or further investigation. This system allows you to quickly identify the most important issues and prioritise any negotiations with the seller. Each defect description includes an explanation of what we've found, why it matters, and what we recommend should be done.

Following your survey, our team is available to discuss the findings with you. We can explain any aspects of the report that you wish to understand better and advise on appropriate next steps. Whether you need to negotiate a price reduction based on repair costs, require further specialist investigations such as a structural engineer's report, or simply want clarification on a technical point, we're here to help. Our goal is to ensure you proceed with your purchase with complete confidence.