RICS Level 2 Survey East Kennett

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. We examine the condition of the roof, walls, floors, doors, and windows, looking for signs of damp, rot, structural movement, or general wear and tear. In East Kennett, where many properties feature traditional sarsen stone construction, we pay particular attention to the unique characteristics of this local building material and how it performs over time. Our surveyors know to check the mortar pointing between sarsen stones, as this is often where water penetration occurs in older properties.

The survey includes assessment of plumbing, electrical installations, and heating systems, though we always recommend a qualified electrician or plumber for a more detailed examination of these services. We also check for any visible signs of subsidence or structural issues, which can be particularly relevant in this area given the local geology and the presence of sarsen boulders in the ground. In our experience inspecting properties near the River Kennet, we have seen how the combination of chalk geology and alluvial deposits can create unique foundation conditions that require careful assessment.

We specifically look for defects common to older properties in the Kennet Valley region. This includes checking the condition of thatched roofs, which require specialist maintenance and can harbor hidden rot in the reed or straw layers. We examine sarsen stone walls for any signs of deterioration or water penetration, paying particular attention to the jigsaw-pattern construction method used in medieval-era buildings. The Level 2 survey also includes a market valuation and rebuild cost assessment, which proves invaluable for insurance purposes and mortgage requirements, especially given the unique construction methods found in this area.

• Roof structure and covering
• Wall condition and damp assessment
• Floor and ceiling integrity
• Window and door operation
• Plumbing visible pipework
• Electrical consumer unit basics
• Drainage visible checks
• Structural movement indicators

The village of East Kennett presents unique considerations for anyone purchasing property here. The area falls within a Conservation Area and contains several Listed Buildings, including the notable Manor Farmhouse dating from 1630, constructed from local sarsen sandstone. These historic properties, while full of character, often require more careful inspection than modern homes due to their traditional construction methods and age. We have inspected numerous properties in the village that feature the distinctive roughly broken sarsen stone blocks fitted together in the traditional jigsaw pattern that characterises medieval Kennet Valley construction.

The local geology plays a significant role in property conditions here. East Kennett sits on Upper Chalk with distinctive sarsen stones (grey wethers) liberally covering the Marlborough Downs. Geophysical surveys in the area have identified potential ground instability from voids and sarsen boulders, which can affect foundations and lead to structural movement over time. Our surveyors know to look for signs of this type of localized subsidence when inspecting properties in the village, particularly around areas where previous ground investigations have identified void formations.

The proximity to the River Kennet also means that some properties in the valley floor may be at risk of riverine flooding. The Kennet Valley is characterised by a narrow floodplain, and properties closer to the river should be checked for any signs of flooding or water damage. We have seen evidence of historical alluvial deposition in the valley, with sediment loads increasing from the Late Bronze Age-Early Iron Age period, indicating a long-standing flood risk that buyers should be aware of when purchasing properties near the river.

Many properties in East Kennett also feature thatched roofs, which present their own unique set of inspection considerations. Thatch requires specialist maintenance and can hide deterioration that is not visible from ground level. Our surveyors are experienced in identifying the tell-tale signs of thatch degradation, including ridge movement, hollows in the main body of the roof, and evidence of previous repairs that may indicate ongoing issues.

• Conservation Area restrictions
• Listed Building considerations
• River Kennet floodplain proximity
• Sarsen stone foundation issues
• Thatched roof maintenance needs
• Traditional sarsen wall construction

Through our experience surveying properties in the Kennet Valley, we have identified several recurring defect patterns that buyers should be aware of. Damp penetration is perhaps the most common issue we encounter, particularly in older properties with traditional sarsen stone walls. The porous nature of sarsen stone, combined with the age of the mortar pointing, can allow moisture to migrate into the building fabric, leading to damp patches on internal walls and potential timber decay in floor joists and roof timbers.

Roof condition issues are also frequently identified in our East Kennett surveys. Properties with thatched roofs require specialist assessment, as the organic materials used in thatching can degrade over time and may harbor rot or insect infestation that is not visible from the exterior. Even properties with slate or tile roofs can suffer from slipped or broken covering materials, damaged flashings, and deterioration in the felt or sarking beneath the tiles.

Structural movement related to foundation conditions is another area of concern in this part of Wiltshire. While the underlying Upper Chalk geology is generally stable, we have seen cases where localized ground conditions, including the presence of sarsen boulders and occasional voids, have caused differential movement in buildings. This is particularly relevant for older properties that may have been constructed with shallow foundations that do not extend below the variable ground conditions found in some areas of the village.

Outdated electrical installations are commonly found in historic East Kennett properties. Many homes in the village date from periods when electrical standards were significantly different from today's requirements, and we frequently identify consumer units, wiring, and socket installations that would not meet current regulations. While our survey provides a basic visual assessment of the electrical installation, we always recommend a full electrical inspection by a qualified electrician before purchase.