RICS Level 2 Survey in CT12

This survey type is the most popular option for standard residential properties in the UK. Formerly known as a HomeBuyer Report, it gives buyers a detailed view of the condition of a property without the full depth of a Level 3 Building Survey. Our chartered surveyors examine all visible and accessible parts of the property and rate each element using a traffic light system: condition rating 1 is no repair required, condition rating 2 means repairs or replacements are needed but not urgent, and condition rating 3 means defects are serious and require immediate attention or further investigation.

Our CT12 surveys cover the following areas in detail:

• Roof structure, coverings, flashings, gutters, and downpipes
• External walls, chimneys, and external decorations
• Windows, doors, and conservatories
• Internal walls, floors, ceilings, and woodwork
• Fireplaces, chimney breasts, and flues
• Cellars, basements, and any subfloor voids
• Roof spaces accessible by hatch
• Built-in fittings including kitchens and bathrooms
• Services including gas, electricity, plumbing, heating, and drainage
• Grounds including paths, boundary walls, and outbuildings

Our report also includes a section on risks specific to the property and area, such as flood risk, ground movement, hazardous materials, and energy performance. We provide a market valuation and an insurance rebuild cost estimate where instructed to do so. For CT12 properties, we pay particular attention to damp, roofing, and foundation conditions given the local clay geology and historic building stock.

The geology beneath CT12 has a direct bearing on the risk of subsidence and ground movement for properties in the area. The underlying bedrock is predominantly chalk, which is relatively stable. Above the chalk, however, there are superficial deposits of clay - including London Clay and the Thanet Formation - as well as sand deposits including the Thanet Sand Formation.

Clay soils shrink in dry conditions and expand when wet. This seasonal movement, known as shrink-swell, can cause foundations to move and may result in cracking in walls and around door and window frames. The risk is heightened where mature trees are present near a property, as their roots can extract significant moisture from the soil, increasing the degree of seasonal movement. Our inspectors look carefully for evidence of this type of movement during the survey.

Signs that our surveyors investigate include:

• Diagonal cracking from window and door corners
• Doors and windows that stick or no longer fit their frames correctly
• Sloping floors or uneven thresholds
• Cracks in external brickwork following a step pattern along mortar joints
• Evidence of previous underpinning or repair work to foundations

Where our report identifies potential ground movement issues, we recommend further investigation by a structural engineer. Identifying these problems before exchange of contracts gives you the opportunity to renegotiate the purchase price, request remedial works, or withdraw from the transaction with full knowledge of the risks.

Sandwich is one of the best-preserved medieval towns in England and is designated as a Conservation Area. The town contains one of the highest concentrations of listed buildings in Kent, including properties of all grades from Grade II to Grade I. If you are buying a listed building in Sandwich or any other part of CT12 that has listed building status, you should be aware that a RICS Level 2 Survey may not be sufficient.

Listed buildings are subject to specific planning controls that affect what alterations can be made and what materials can be used in repairs. The assessment of a listed building requires a surveyor with specific experience in historic construction methods, traditional materials, and heritage legislation. We recommend a RICS Level 3 Building Survey or a specialist historic building survey for listed properties.

Even if the property you are buying is not itself listed, being in a conservation area affects what changes you can make to its external appearance. Permitted development rights are reduced in conservation areas, meaning you may need planning permission for works that would be allowed elsewhere. Our surveys note conservation area status and flag any recent alterations that may not have had the correct consents, which can cause problems at resale.

For non-listed properties in CT12 conservation areas, a RICS Level 2 Survey remains appropriate and gives you a thorough assessment of the property's condition. We note the conservation area status in our reports and draw your attention to any implications for future works.

When you receive your RICS Level 2 Survey report, the first thing to look at is the overall summary section. This gives a quick overview of the main findings and any serious issues found. The detailed sections of the report then go through each element of the property in turn, each rated with a condition rating from 1 to 3.

Condition rating 1 items are in satisfactory condition and do not need immediate attention. Condition rating 2 items have defects that need repairing or replacing, but are not considered urgent or serious. Condition rating 3 items are serious defects that need immediate attention or further investigation by a specialist. Our surveys for CT12 properties commonly identify condition rating 2 issues relating to roof coverings and pointing in older properties, and condition rating 2 or 3 issues related to damp in solid-walled homes.

The report includes a section on legal considerations, which flags any items that your solicitor should investigate. This may include evidence of alterations or extensions, boundary issues visible from the inspection, or apparent access arrangements. It also includes a section on risks, covering flood risk, ground movement, hazardous materials, and energy performance.

Recommendations for further investigation appear where our inspector identifies something that warrants specialist input. This is not a cause for alarm - it simply means that the issue requires expertise beyond the scope of the Level 2 inspection to fully assess. Examples might include a potentially active crack that needs monitoring by a structural engineer, or wiring that requires a full electrical installation condition report by a registered electrician.