RICS Level 2 Survey in Folkestone and Hythe

Our RICS Level 2 Homebuyer Survey is designed for properties in conventional condition and provides a thorough assessment of the property's visible condition. Our inspectors examine all accessible areas including the roof space (where safe and accessible), walls, floors, windows, doors, and the general condition of plumbing, electrical installations, and heating systems. In Folkestone and Hythe, where we see a mix of period properties dating back to the Victorian and Edwardian eras alongside more modern developments, our surveyors pay particular attention to common issues affecting the local housing stock. We assess the condition of chimney stacks (particularly important for the many period properties with open fires), inspect flat roofs common on extensions and garage conversions, and examine the condition of boundary walls that may have suffered from coastal weather exposure.

The coastal environment of Folkestone and Hythe presents unique challenges for property owners. Salt air exposure can accelerate the deterioration of external render, metal fixtures, and timber elements. Our inspectors specifically assess these vulnerable points, looking for signs of salt crystallisation, corrosion, and damp penetration that are more prevalent in coastal locations. We also check for evidence of past flooding or water ingress, which remains a consideration for properties near the coast or in areas with historical flood incidents. Properties in areas like Sandgate and Seabrook, which sit close to the seafront, require particularly careful assessment of window frames, door thresholds, and external render finishes that bear the brunt of coastal weather.

Following the physical inspection, you receive our comprehensive RICS Condition Report within five working days. This document clearly identifies any defects found, categorising them by severity and providing clear photographs for reference. The report includes our professional opinion on the overall condition of the property and advice on any urgent repairs or further investigations that may be required. For properties in Folkestone and Hythe's conservation areas, we note where original features may be of historical interest or where alterations may require listed building consent. Our reports are written in clear, jargon-free language so you can easily understand the findings and make informed decisions about your purchase.

The Level 2 survey includes a visual inspection of all visible and accessible areas. We check the condition of the roof coverings and flashings, examine walls for signs of cracking or movement, assess the damp proof course and ventilation, and inspect joinery including windows, doors, and skirting boards. Our surveyors also inspect fitted kitchens and bathrooms, examine the condition of sanitary installations, and assess the general service installations including electrics, gas piping, and heating systems. Any defects identified are clearly described with recommendations for repair or further investigation where necessary.

• Visible signs of damp and timber decay
• Condition of roof coverings and flashings
• Wall construction and structural integrity
• Windows, doors, and joinery condition
• Plumbing and electrical installations
• Heating system and insulation
• External areas including boundaries
• Flashing and drainage systems

Folkestone and Hythe district encompasses a diverse range of property types, from historic townhouses along The Leas to modern apartments overlooking the harbour, and from family homes in suburban Hythe to countryside properties in the surrounding villages. The property market here has shown relatively stable growth, with prices increasing by approximately 0.8% over the year to December 2025. The area attracts buyers seeking coastal living with good transport links to London, particularly since the high-speed rail service makes Folkestone Central a viable commute option, with journey times of around 55 minutes to London St Pancras.

The geology of Folkestone and Hythe includes chalk formations along the famous White Cliffs, with clay deposits in other areas that can cause ground movement. Properties in areas with clay subsoil may be susceptible to shrink-swell movement, particularly if trees are planted nearby. Our surveyors are trained to look for signs of subsidence or movement that might indicate ground instability, and we will recommend a structural engineer's inspection if concerns are identified. The clay deposits found in parts of the district, particularly in lower-lying areas away from the chalk ridges, can cause foundations to shift seasonally as moisture levels change.

Flood risk is an important consideration in this coastal district. While major flooding events are relatively rare, the combination of coastal exposure, tidal influences, and surface water drainage means that properties in low-lying areas or near watercourses should be carefully assessed. Our inspection includes checking flood resilience measures and identifying any visible evidence of previous water ingress. For properties in higher-risk areas, we recommend reviewing the Environment Agency flood maps and considering a separate flood risk assessment. Properties in the Romney Marshes area, which falls within the district, have specific flood risk considerations related to sea defence maintenance and tidal surge events.

The district has 943 long-term empty homes, representing a significant increase in recent years. These properties may have been subject to neglect and could present hidden defects that are not immediately apparent. Our detailed inspection process is particularly valuable for such properties, as we can identify areas requiring immediate attention versus those that can be managed through routine maintenance. If you're considering a property that has been vacant for some time, mention this to our team so we can ensure our surveyor pays extra attention to systems that may have deteriorated through lack of use. The increase in empty properties, up 72% since 2016, reflects broader housing market challenges but also means buyers may find opportunities in properties that simply need more thorough assessment before purchase.

New developments in the area, such as the Shoreline complex on the Folkestone seafront with properties ranging from £330,000 to over £1.3 million, represent the more modern end of the housing stock. While these newer properties typically require less intensive inspection, our surveyors still check for common issues such as inadequate ventilation in flats, construction defects that may not be covered by NHBC warranties, and issues arising from the settling period. Even new builds can present defects that aren't immediately visible, so a Level 2 survey remains valuable for all property types and ages.

• Coastal erosion zones
• Clay shrink-swell ground movement
• Surface water flooding
• Conservation area restrictions
• Listed building considerations
• High-speed rail proximity affecting property values