RICS Level 2 Survey in CT3

Our surveyors carry out inspections across the CT3 villages regularly. Damp is the most frequently identified issue in older properties throughout the area. Rising damp is common in solid-wall pre-1919 properties where the original damp-proof course has failed or was never present. Penetrating damp occurs where pointing has deteriorated, window reveals have failed, or roof flashings are no longer watertight. Condensation is a recurring issue in properties with limited ventilation and single-glazed windows, particularly in the cooler months.

Roof condition is a frequent finding in CT3's older housing. Many inter-war and post-war properties have concrete tiled roofs that are approaching or exceeding their design lifespan. Ridge tile mortar bedding cracks over time and can allow water ingress. Flashings around chimney stacks - a feature of many CT3 properties - deteriorate and allow water to track down through the chimney breast, often appearing as damp staining on internal walls well below the actual source.

Timber defects appear regularly in our CT3 reports. Suspended timber ground floors in pre-1945 properties are vulnerable to wet rot where sub-floor ventilation has been blocked by soil build-up against air bricks, or where alterations have reduced airflow. Roof timbers in older properties can suffer from woodworm or fungal decay where roof coverings have allowed water ingress over an extended period.

• Damp - rising, penetrating, and condensation in older solid-wall properties
• Roof defects - failed mortar, cracked or slipped tiles, deteriorated flashings
• Timber decay - wet rot in ground floor joists, woodworm in roof timbers
• Outdated electrical systems - pre-1970s consumer units and wiring
• Ageing heating systems - boilers and systems requiring replacement
• Surface water drainage issues - affecting lower-lying properties
• Structural cracking - settlement and potential ground movement
• Asbestos-containing materials in properties built before 2000

Our inspections are carried out by RICS-qualified chartered surveyors following the RICS Home Survey Standard. The survey covers all accessible and visible parts of the property both internally and externally. We do not remove floor coverings, open up wall surfaces, or inspect areas that are not safely accessible, but we use a calibrated moisture meter, binoculars for high-level inspection, and torches to inspect dark or restricted spaces including sub-floor voids where access hatches are present.

For the many period properties in CT3's villages, our inspectors pay particular attention to elements that are characteristic of older construction: the condition of lime mortar in solid brick walls, the state of flint or stone elements where present, original timber sash windows and their frames, and the condition of original chimney stacks. These elements degrade differently from modern materials and require a surveyor who is familiar with period construction to assess accurately.

• External walls, pointing, and render condition
• Roof covering, ridge, verge, and hip details
• Chimney stacks, flashings, and chimney pot condition
• Gutters, downpipes, and surface drainage
• Windows and external doors
• Internal walls, ceilings, and floors
• Loft space - structure, insulation, and moisture
• Damp readings with calibrated moisture meter
• Heating and hot water system (visual inspection)
• Electrical consumer unit condition
• Visible plumbing and drainage
• Outbuildings and garages

Our RICS Level 2 surveys in CT3 start from £400. For a typical two or three-bedroom post-war semi-detached house in Aylesham or Barham the price will typically fall in the £450 to £600 range. Larger detached properties - which make up 35.1% of CT3's housing stock - are priced towards £600 to £700 based on size and complexity. Older or more complex properties may be priced higher to reflect the additional time required for a thorough inspection.

We aim to carry out the inspection within three to five working days of your instruction and to deliver the completed report within five working days of the inspection. Most buyers instructing us in CT3 receive their completed survey within ten working days of booking. Our quote is fixed and inclusive of all elements specified, with no unexpected additions at the invoicing stage.

The survey is presented as a structured written document with an executive summary, individual sections covering each element of the property, and a summary of all condition 2 and condition 3 items at the end. Condition 3 items are those requiring urgent attention or further specialist investigation. We are available after the report is issued to discuss the findings and answer questions, and our surveyors can advise on the likely implications of any significant findings for your purchase decision.