RICS Level 2 Survey in Dymchurch

Our chartered surveyors conduct a thorough visual inspection of the property, examining all accessible areas including the roof space, walls, floors, windows, and doors. We assess the overall condition of the building and identify any defects that may require attention. The inspection covers the main structural elements, including foundations, load-bearing walls, floors, and the roof structure. We also examine integral fixtures and fittings, as well as any outbuildings included in the sale. Our surveyors document their findings with photographs and provide condition ratings that make it easy to prioritise any necessary work.

In Dymchurch, where many properties are situated on clay soils typical of Romney Marsh, our inspectors pay particular attention to signs of subsidence and ground movement. The local geology means that properties can be susceptible to shrink-swell behaviour, especially during dry periods or where trees are located near foundations. We look for cracking patterns in walls, uneven floors, and doors or windows that stick, which can indicate underlying structural issues. The presence of clay soils beneath much of the village, as evidenced by the Church of St Peter and St Paul being built on a naturally occurring clay knoll to raise it above winter flooding, means this is a key consideration for any property purchase.

Given Dymchurch's coastal location, we also assess the property's exposure to weather and potential moisture penetration. The village has a history of flooding concerns, though the £60 million sea wall provides protection. Our surveyors check for dampness, condensation issues, and the effectiveness of existing damp-proof courses, which is particularly important in older properties with solid walls. The sea wall was officially opened in July 2011 and protects the marshland adjacent to Dymchurch Bay, but long-term flood risk remains a consideration for buyers.

We examine the construction materials specific to the area, noting that many Martello Towers in Dymchurch are built of brick covered with cement render, while older properties may utilise traditional materials typical of Kent. Chalk and limestone were historically quarried in Kent for building stone, with clay used for brickmaking and tile production. Understanding these local construction methods helps our surveyors identify appropriate repair approaches and flag any non-standard features that might require specialist attention.

• Roof structure and covering
• Wall construction and condition
• Damp and moisture penetration
• Structural movement and subsidence
• Windows and doors
• Plumbing and electrical visible elements
• Outbuildings and boundaries

Dymchurch is a village with a rich history and distinctive character, which is reflected in its property stock. The area is famous for its Martello Towers, of which several are listed buildings, and the village centre falls within a Conservation Area. If you are purchasing a Listed Building or a property within the Conservation Area, there are additional considerations to bear in mind. Our surveyors understand the specific requirements for historic properties and can identify issues that may not be apparent in newer homes. The Church of St Peter and St Paul, dating from the mid-12th century and Grade II* listed, exemplifies the historic character that defines much of the village.

The geology of Dymchurch and the surrounding Romney Marsh presents particular challenges for property owners. The underlying clay soils mean that properties can be affected by shrink-swell subsidence, particularly where trees are planted near buildings or where there have been changes to ground conditions. Our inspectors look for signs of foundation movement, including cracking in walls, doors that do not close properly, and uneven floors. While some movement is common in older properties, it is important to understand the extent and cause. The South East region has a high potential for shrink-swell subsidence, making this a key consideration for any property purchase in the area.

Coastal erosion and flood risk are also factors that property buyers in Dymchurch should consider. While the sea wall provides protection, the long-term risk of coastal flooding means that buyers should understand any flood risk associated with the property. Climate experts have forecast that coastal areas such as Dymchurch could be at risk by 2090-2140 if sea levels rise by one metre. Flood alerts are issued for the coast and tidal areas from Sandgate to Lydd, including Dymchurch and communities on Romney Marsh. Our surveyors note the property's location and any signs of previous flooding or water damage. We can provide advice on the steps you can take to mitigate flood risk and the insurance implications.

The village has seen various periods of growth, with significant development in the 1930s bringing many of the properties that now make up the established housing stock. Newer developments like The Sands on the seafront offer modern apartments with features such as integrated kitchens, smart thermostats, and underground parking with electric car charging facilities. Whether you are buying a period property in the Conservation Area or a new-build apartment, our surveyors have the local knowledge to provide a thorough and accurate assessment. Properties in nearby Hythe at developments like Martello Lakes or in New Romney at Victoria Bay may also be relevant if you are considering options in the wider area.