RICS Level 2 Survey in Great Chart with Singleton

A RICS Level 2 Survey, also known as a Home Survey, provides a comprehensive inspection of the property's condition without the invasive checks of a full structural survey. Our inspectors examine all accessible areas of the property, including the roof space, external walls, damp proofing, and structural elements. We assess the condition of windows, doors, fixtures, and fittings, providing a clear red, amber, or green rating system that highlights areas requiring immediate attention, future maintenance, or no action.

Properties in Great Chart with Singleton present unique survey considerations due to the area's rich architectural heritage. With 81 listed buildings across the parish, including two Grade I structures, five Grade II* buildings, and 74 Grade II listed properties, our surveyors pay particular attention to traditional building materials and their condition. The medieval and Tudor construction methods found in properties like Court Lodge, a 13th-century stone house, and Singleton Manor, a C16 timber-framed building, require experienced assessors who understand how older materials perform over time. The Grade I listed Parish Church of St Mary, built in the 14th and 15th centuries, exemplifies the historic character that defines much of this area.

The Great Chart conservation area, which follows the linear village street along The Street, contains many small terraced properties that showcase traditional Kentish architecture. Our Level 2 surveys examine tile-hung first-floor elevations, ragstone walling, and Kent Peg tile roofing, identifying common issues such as mortar decay, slipped tiles, and timber deterioration that affect these traditional finishes. Many properties in the conservation area require careful assessment due to their age and the specific maintenance requirements of historic building materials.

Our surveyors also pay attention to more modern construction found in the Chilmington Green development, which began phase 1 housebuilding in 2015 and is expected to continue for over 25 years. While these newer properties typically require less extensive repairs than older buildings, we still conduct thorough inspections to identify any construction shortcuts, snagging issues, or design flaws that may not be apparent to untrained buyers.

• Roof structure and covering condition
• Wall structure and damp assessment
• Floor joists and timber framing
• Windows, doors, and joinery
• Plumbing and electrical visible condition
• Damp proofing and ventilation
• Garage and outbuilding condition
• Exterior finishes and drainage

The Great Chart with Singleton area presents several factors that our surveyors take into account during every inspection. The Chilmington Green development, located within the parish boundary, represents significant new build activity in the area, with construction beginning in 2015 and expected to continue for over 25 years. Properties on this development, including three-storey townhouses priced from £450,000-£475,000, undergo the same thorough inspection process, though their relatively modern construction typically reveals fewer defects than older properties in the conservation area. The development has been the subject of planning appeals involving Hodson Developments and Ashford Borough Council, reflecting the ongoing growth in this part of the parish.

Flood risk is a consideration in parts of Great Chart with Singleton, with the parish council actively maintaining an Environmental Action Plan to address drainage and flooding concerns. The council maintains an "Are you at risk of flooding?" page and works with Kent County Council on drainage and flooding issues. Our surveyors note any signs of water damage, damp penetration, or drainage issues during inspections, particularly in properties located in designated flood risk areas. We examine the effectiveness of existing damp proof courses, ventilation systems, and drainage infrastructure to identify potential problems.

The predominant building materials in Great Chart with Singleton require specific expertise to assess properly. Ragstone, a distinctive Kentish building stone, can be susceptible to weathering and erosion over time, particularly in exposed positions. Orange brick, common in Victorian and Edwardian properties found throughout the area, may show signs of salt efflorescence or spalling when exposed to persistent moisture. Kent Peg tiles, while durable, can become brittle with age and may suffer from slipped or damaged tiles, particularly where mortar pointing has deteriorated. Our surveyors understand these local materials and recognise the typical defects associated with each type.

The tight-knit ribbon development pattern along The Street means many properties share boundary walls and drainage systems, which can create additional considerations during our inspection. We examine the condition of shared elements and note any signs of movement or water penetration that might affect multiple properties. This is particularly important in the conservation area where properties often date from different periods but share structural elements.

Once your Level 2 survey is complete, you will receive a comprehensive report that clearly communicates our findings. Each section of the property receives a condition rating: red for urgent repairs required, amber for defects needing attention in the near future, and green for satisfactory condition. We explain each issue in plain English, describing what we have found, why it matters, and what action you should consider taking. The report format follows RICS standards, ensuring consistency and clarity regardless of the property type or location.

For properties in Great Chart with Singleton, our reports pay particular attention to the unique construction elements found locally. We note the condition of Kent Peg tile roofs, assess the integrity of ragstone walls, and examine timber-framed elements in period properties. Where we identify issues requiring specialist attention, such as structural movement or significant damp problems, we recommend engaging appropriate contractors for more detailed assessments. Our reports also include practical guidance on maintenance strategies that will help preserve traditional building materials specific to the Kentish vernacular.

The report includes a section on legal considerations, which is particularly relevant for listed buildings in Great Chart. We advise on any planning permissions or building regulations approvals that may be required for future works, and highlight any easements or rights of way that affect the property. For properties in the conservation area, we note any relevant Article 4 directions that may restrict permitted development rights.