RICS Level 2 Survey in CT19

Our Level 2 surveys follow the RICS Home Survey Standard and cover all accessible and visible parts of the property. We inspect the exterior first - roof covering and structure, chimneys, gutters and downpipes, external walls, windows and doors. In CT19, where rendered facades are common on older terraced homes, our assessors pay particular attention to render condition. Cracking and detachment in rendered finishes can mask penetrating damp and spalling brickwork behind, so these areas receive careful scrutiny on every inspection.

Inside the property, our surveyors work through each room methodically. We check ceilings, walls, floors, and built-in fittings. We note signs of damp - whether rising, penetrating or condensation-related - and assess timber elements for signs of rot or woodworm activity. Older electrical consumer units and plumbing systems are flagged if they appear outdated or potentially unsafe. We cannot test live services, but visible indicators give our assessors a clear basis for recommending further specialist investigation where appropriate.

Each element receives a condition rating from 1 (no action needed) through 2 (requires attention but not urgent) to 3 (urgent repair required). Our standard Level 2 survey delivers the condition report as its primary output. You receive the full written report within 3 to 5 working days of the inspection date, with photographs illustrating key findings throughout.

• Roof covering, chimneys and accessible roof structure
• External walls, rendered surfaces and pointing
• Windows, doors and external joinery
• Internal walls, ceilings and floor surfaces
• Timberwork assessed for signs of rot and woodworm
• Damp assessment in all accessible areas
• Visible heating, plumbing and electrical indicators
• Outbuildings and boundary structures where accessible

Damp is the most frequent defect our inspectors find in CT19 properties. Rising damp occurs where damp proof courses have failed or were never installed - this is particularly common in Victorian terraces built before modern damp-proofing became standard practice. Penetrating damp enters through defective pointing, cracked render, blocked gutters, and poorly maintained flat roof sections. Condensation-related damp is found across all property types and ages, but is especially prevalent in older homes with limited or inadequate ventilation.

Roof condition is another frequent finding in the CT19 survey reports our assessors produce. Slipped or broken tiles, defective lead flashing at chimneys and abutments, and sagging roof structures all appear regularly. Many older properties have had partial roof repairs over the decades, sometimes mixing materials or methods that create compatibility problems and new leak pathways. Our assessors check the roof covering from ground level and, where safe and accessible, from within the roof space itself.

Timber defects - both rot and woodworm - appear in a significant proportion of older CT19 properties. Ground floor timbers are particularly susceptible to wet rot where damp has penetrated from below or from adjacent masonry walls. Roof timbers can develop dry rot where condensation has accumulated in poorly ventilated loft spaces over many years. Woodworm infestation in roof and floor timbers is common in Victorian-era buildings and requires a specialist timber treatment report to determine whether any activity is current or historical.

Electrical and plumbing systems in older properties often fall below current safety standards. Older wiring types, lead pipes, and inefficient heating installations are flagged in our survey reports. We do not test live electrical systems, but visible indicators - consumer unit age, cable type, fuse box style - give our assessors a clear basis for recommending whether a full Electrical Installation Condition Report (EICR) is advisable before you exchange contracts.

Parts of Folkestone adjacent to CT19 include designated conservation areas, particularly the West End and Old Town districts. These areas contain concentrations of listed buildings - predominantly Victorian and Edwardian in character - subject to stricter planning controls. If you are buying a property within or close to these conservation areas, standard alterations such as replacing windows with uPVC frames or rendering external walls may require prior planning consent, and some works may be refused altogether by Folkestone and Hythe District Council.

Our assessors flag where a property appears to fall within or adjacent to a conservation area designation, but we recommend confirming the exact planning status with the local authority before exchanging contracts. Conservation area status affects not just what you can do with the property after purchase, but also the likely cost of maintenance and repair work - using appropriate traditional materials is typically required and is more expensive than modern alternatives, which has a direct bearing on long-term running costs.

For listed buildings in the Folkestone area, a RICS Level 2 survey may not provide sufficient depth of investigation. Listed structures often feature complex original construction methods, layers of historic alteration, and specialist materials that need expert assessment to understand fully. Our assessors advise on whether a Level 3 Building Survey or a specialist historic buildings report would better serve your needs for any property carrying Grade II, Grade II* or Grade I listing status.