RICS Level 2 Survey in CT15

Around 65% of properties in CT15 were built before 1980, covering a range of construction eras from Victorian and Edwardian period homes to inter-war cottages and post-war estate housing. Each of these building eras has characteristic defect patterns. Victorian and Edwardian properties frequently present with rising or penetrating damp, deteriorated lime mortar, aging roof structures, and failing single-glazed windows. Mid-century homes from the 1945-1980 period - the largest single segment of CT15's housing stock at 31.7% - often show issues with flat roof extensions, aging cavity wall insulation, and electrical installations that no longer meet current standards.

The chalk geology of the North Downs, which underlies most of CT15, is generally stable with a low shrink-swell risk - meaning the ground movement issues that affect clay-soil areas are less common here. However, localised subsidence can still occur in CT15 due to leaking drains, tree root activity, or the effects of historic chalk extraction that predates modern development. Our surveyors check for signs of structural movement in all properties regardless of the underlying geology.

Surface water flooding is a relevant risk in certain lower-lying parts of CT15, particularly around Lydden village. We assess flood risk from multiple sources - surface water, rivers, and groundwater - as part of every Level 2 survey and record our findings in the environmental risks section of the report. Lydden and Temple Ewell also contain listed buildings and fall within conservation areas where permitted development rights may be restricted. These planning constraints are noted in the legal matters section of your report for your solicitor's attention.

• 65% of CT15 properties built before 1980 with age-related defect risks
• Mid-century construction prone to flat roof failures and aging services
• Surface water flooding risk in lower-lying parts of Lydden
• Localised subsidence risk from drainage faults and tree root activity
• Listed buildings and conservation areas in Lydden village
• Restricted permitted development in heritage-designated properties

Every survey we carry out in CT15 is conducted by a qualified RICS-registered chartered surveyor. Our inspectors hold the MRICS or FRICS designation and are bound by the Royal Institution of Chartered Surveyors' conduct standards. They maintain their knowledge through annual continuing professional development, which means your surveyor is up to date with current building materials, construction defects, and environmental risk assessment. You can verify any surveyor's credentials on the RICS public register before your inspection date.

Our surveyors covering the CT15 area have practical experience with rural Kent properties. They know the construction characteristics of traditional brick and flint buildings found in the older villages, the typical defect patterns in 1970s cavity wall homes, and the quality standards to look for in newer developments such as the Barratt Homes sites at Lydden Hills and The Willows. That local knowledge produces more relevant and targeted reports than a generic inspection from a surveyor unfamiliar with the area.

We carry comprehensive professional indemnity insurance on every survey. Our reports comply with the current RICS Home Survey Standard. Should you believe we have missed a defect that a competent surveyor should have identified, you have a clear route to formal complaint - first through our own process, then through the RICS redress scheme. This professional accountability gives you protection that unlicensed inspection services cannot offer.

Our surveyors carry out a single, comprehensive inspection visit to the property. The inspection typically takes two to four hours for a standard CT15 home, though larger detached properties - which make up 33.7% of the housing stock - may take longer. We begin with the exterior, working systematically around the building to assess the roof coverings (using binoculars or ladder where appropriate), chimney stacks, gutters, external walls, windows and doors, and garden boundaries.

Inside, we inspect each room in turn, using a moisture meter to check for elevated damp readings at ground floor level and in any areas where penetrating damp is suspected. We access the loft space wherever there is a safe hatch, checking the roof structure, insulation, and any signs of water entry or condensation. We note the condition of visible services including the boiler, heating controls, and consumer unit - though we stress that our assessment of services is visual only.

After completing the inspection, your surveyor compiles the full written report. We photograph all significant defects to help you understand exactly what was found and where it is located. The completed report is delivered digitally, typically within five working days of the inspection. Once you have had time to read it, we encourage you to call your surveyor to go through the findings, ask questions, and discuss the implications for your purchase decision.