RICS Level 2 Survey in East Malling and Larkfield

Our RICS Level 2 Home Survey provides a thorough inspection of the property's condition, focusing on all major structural elements and building fabric. Our surveyors examine the roof structure, walls, floors, doors, windows, and damp proof courses, identifying any visible defects or areas of concern. We check for signs of damp penetration, timber decay, structural movement, and roof condition, providing you with a clear picture of the property's current state. The survey includes an assessment of the property's services, such as plumbing, electrical installations, and heating systems, although we note that this is a visual inspection rather than a detailed test of these systems.

In East Malling and Larkfield, many properties were built before 1945, meaning they may have solid wall construction rather than modern cavity walls. This construction type is particularly susceptible to damp issues if the original damp proof course is damaged or missing. Our surveyors are experienced in identifying these age-related problems and will provide specific recommendations for remediation. We also inspect any outbuildings, garages, and the general grounds of the property, ensuring you have a complete understanding of what is included in your purchase. The Level 2 survey is ideal for conventional properties built within the last 150 years, providing the perfect balance between detailed assessment and practical advice.

Following the inspection, you will receive a comprehensive RICS Condition Report that uses a simple traffic light system to highlight the condition of different elements. Red indicates urgent issues requiring immediate attention, amber signals defects that need negotiating or budgeting for, and green confirms that no significant issues were found. Our report also includes market valuation and insurance rebuild costs, giving you a complete picture of your investment. If we discover any serious defects, we will provide detailed advice on what further specialist investigations you may need, such as a structural engineer's report or a timber and damp specialist assessment.

Properties in East Malling and Larkfield face several area-specific issues that our surveyors are trained to identify. The local geology means that some areas may be at risk of subsidence, particularly where foundations are shallow or ground conditions are variable. We carefully inspect walls for signs of cracking or movement that could indicate structural problems. Additionally, the flood risk in certain parts of the area, particularly near watercourses and low-lying land, means we pay special attention to drainage and flood mitigation measures during our inspections. The nearby River Medway and Aylesford Stream can pose flood risks in specific locations, so we check ground levels and drainage systems carefully.

The age of much of the housing stock in East Malling means that many properties will have outdated electrical installations that do not meet current regulations. Our surveyors identify visible electrical issues and recommend that a qualified electrician conducts a fuller inspection before completion. Similarly, plumbing systems in older properties may be original or have been poorly maintained over the years, leading to potential leaks or water pressure problems. We document any visible issues with pipework, tanks, and water heaters, providing you with the information needed to budget for necessary upgrades.

Roof conditions are a common concern in this area, with many properties featuring traditional pitched roofs that have been in place for decades. We inspect for missing or slipped tiles, damaged flashing, and signs of weathering that could lead to water penetration. Flat roofs, where present, are checked for pooling water, blistering, and deterioration of the waterproofing membrane. Our detailed assessment ensures you know exactly what condition the roof is in before committing to your purchase. Given the average property values in this area, identifying roof issues early could save you significant money on future repairs.

Damp penetration is particularly common in solid-wall properties, which make up a significant proportion of the older housing stock in East Malling and Larkfield. Without the cavity wall construction found in modern homes, these properties rely on the original damp proof course and good mortar pointing to keep moisture out. We examine external walls for signs of spalling brickwork, failing mortar, and bridging of damp proof courses by external ground levels or render. Our surveyors will recommend appropriate remediation where damp issues are identified.

Understanding the construction methods used in East Malling and Larkfield is essential for conducting an accurate property survey. The area features a diverse mix of property types, from traditional Kentish farmhouses and oasthouses to Victorian terraces and modern new-build developments. Many of the older properties along the High Street in East Malling and in central Larkfield were constructed with solid brick walls, typically 9 inches thick, which lack the cavity that would provide modern thermal and moisture protection.

The newer developments in the area, including the affordable housing projects at Tyler Close and Blatchford Close, are being built using Modern Methods of Construction (MMC). These properties feature buff brickwork laid in various bonds, grey roof tiles, and dark grey windows, doors, gutters, and rainwater pipes. Some of these new builds are designed to be zero carbon in operation, representing the latest advances in sustainable construction. Our surveyors are familiar with both traditional and modern construction methods, ensuring we can accurately assess any property in the area.

The area's geological conditions also play a role in property construction and condition. Preliminary environmental assessments in the area have noted that the underlying geology includes a Major Aquifer of High Vulnerability, which means we pay particular attention to drainage and ground conditions during our inspections. While widespread contamination has not been identified in most locations, we still check for any signs of ground instability or environmental concerns that could affect the property.