RICS Level 2 Survey in Godington

The Godinton Park Estate represents a significant portion of the housing stock in this area of Ashford, with properties ranging from flats and terraced houses to executive detached homes. With the majority of this housing built during the 1970s and 1980s, our surveyors frequently encounter issues common to properties of this age. These can include deteriorating damp-proof courses, aging roof coverings, original electrical wiring that may not comply with current regulations, and windows and doors showing signs of wear after decades of use. Many of these issues may not be visible during a casual viewing but can result in significant repair costs if left unaddressed.

The Godinton Park area backs onto the historic Godinton House Estate and the rural Ashford countryside beyond, creating a desirable setting that attracts families and professionals alike. Properties backing onto these green spaces may have additional considerations, particularly regarding boundary issues or any conservation area restrictions that could affect future renovations. Our surveyors are familiar with the local area and will flag any relevant issues they discover during their inspection, including any restrictions that might impact your plans for the property.

The estate benefits from excellent access to local amenities thanks to an excellent bus service and its close proximity to the A28 and M20. This makes Godington particularly popular with commuters working in London or other parts of Kent. The combination of good transport links, family-friendly surroundings, and relatively affordable property prices compared to other parts of the South East has made this a consistently popular area for buyers. However, the age of many properties means that a thorough survey is essential to understand exactly what you're purchasing and any maintenance issues that may arise shortly after completion.

Our experience in the Godinton Park area means we understand the specific challenges faced by properties here. The 1970s and 1980s construction typically features cavity wall construction with brick or block, pitched roofs with tiles, and standard timber frame elements. While these construction methods are generally sound, the age of many properties means that original components may be reaching the end of their expected lifespan. We know what to look for and can provide you with a realistic assessment of the property's condition and any issues that may need attention in the coming years.

• Damp and condensation issues
• Roof condition and tile deterioration
• Outdated electrical systems
• Window and door wear
• Insulation standards
• Boundary and access issues

Properties built in the 1970s and 1980s, like those in the Godinton Park Estate, share common characteristics that our surveyors know to look for during every inspection. One of the most frequently encountered issues is deteriorating damp-proof courses, which can allow moisture to penetrate walls and cause internal damp problems. The original damp-proof membranes installed during this period were sometimes of lower quality than modern standards, and after 40-50 years, many are failing or have already failed. We check all accessible walls for signs of damp penetration and will advise on the best course of action if issues are found.

Roof condition is another area where properties of this age frequently require attention. The original roof coverings on many Godinton Park homes are now reaching or exceeding their expected lifespan, with tiles showing signs of wear, mortar deteriorating between ridge tiles, and felt underlay potentially degrading. Our surveyors thoroughly inspect roofs from ground level and where safely accessible, looking for missing or damaged tiles, signs of past or current leaks, and the overall condition of the roof structure. We will clearly flag any concerns in our report and recommend further investigation where necessary.

Electrical systems installed in the 1970s and 1980s often do not meet current regulations and may pose a safety risk if not properly updated. Original wiring in many properties will be of the aluminium or older copper varieties that may have degraded over time, and consumer units may lack the safety features required by modern standards. While we cannot perform a full electrical inspection, we will visually check the condition of visible electrical installations and flag any obvious concerns that should be addressed by a qualified electrician before completion.

Many properties in the Godinton Park area also have original single-glazed windows and doors that are now showing their age. Draughts, condensation between panes, and difficulty opening or closing windows are common complaints. While not always a critical issue, replacing windows can be a significant expense, and knowing the condition of existing units helps you plan for future maintenance costs. Our reports include detailed assessments of all windows and doors, along with photographs of any defects found.

For buyers in the Godinton Park area, a RICS Level 2 survey offers the ideal balance between comprehensive inspection and cost-effectiveness for properties of this age and type. The survey is specifically designed for conventional properties in reasonable condition, which accurately describes the majority of homes in the Godinton Park Estate. Unlike a basic mortgage valuation, which only confirms the property is worth the loan amount, a Level 2 survey provides detailed information about the property's condition that can save you thousands in unexpected repair costs.

The current market in Godington, with prices averaging £193,250 and 151 properties sold in the last year alone, shows healthy activity in the area. However, with prices still 12% below the 2022 peak of £218,583, buyers have some room for negotiation. A detailed survey report gives you the ammunition to negotiate effectively if issues are found, either by requesting the seller carries out repairs before completion or by adjusting the purchase price to reflect the cost of addressing identified defects.

Many buyers in the Godington area are first-time purchasers or are moving from rented accommodation into property ownership. For these buyers in particular, understanding the true condition of a property is crucial for budgeting accurately. The last thing you want after completing on your new home is to face a £5,000 or £10,000 repair bill that you hadn't budgeted for. A Level 2 survey identifies these potential costs upfront, allowing you to make an informed decision about proceeding with the purchase.