RICS Level 2 Survey Herne and Broomfield

With over 60-70% of properties in Herne and Broomfield exceeding 50 years of age, a comprehensive survey is particularly valuable for identifying issues common in aging housing stock. The majority of the housing in this area was built during significant development periods in the pre-1919 era, the inter-war years between 1919-1945, and the substantial post-war expansion from 1945-1980. This means many homes will have original features that require professional assessment, from aging roof coverings to outdated electrical systems that may not meet current standards.

The local geology presents specific challenges that our surveyors are trained to identify. Herne and Broomfield sits on the Thanet Formation, which consists of sand, silt, and clay deposits, with superficial Head deposits and Alluvium found near watercourses. This clay-rich geology creates a moderate to high shrink-swell risk, particularly during periods of extreme wet or dry weather. Properties with trees nearby or those built on clay soils may show signs of foundation movement that our surveyors know to look for, including cracking to brickwork, doors and windows that stick, or uneven floors.

Flood risk is another consideration for property buyers in this area. Properties adjacent to the Sarre Penn and other minor watercourses face potential fluvial flooding, while surface water flooding can occur in low-lying areas during heavy rainfall. Our surveyors note these environmental factors and include relevant guidance in your report, helping you understand any flood risk specific to the property you are purchasing. This is particularly important given the recent weather patterns we have seen across Kent.

The area contains several listed buildings including Herne Mill (Grade II*) and properties within the Herne Village Conservation Area. These historic properties often require more detailed assessment due to their age, traditional construction methods, and conservation requirements. While a standard Level 2 Survey may identify obvious defects, properties in the conservation area or with listed status may benefit from the more comprehensive RICS Level 3 Building Survey, which we can recommend if appropriate.

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the main structural elements including walls, floors, ceilings, roofs, and foundations. Our surveyors check for signs of damp, timber defects, structural movement, and general wear and tear that could affect the property's value or require future investment. The report includes clear condition ratings that help you understand the severity of any issues identified, from condition rating 1 (no repair needed) to condition rating 3 (urgent repair or serious defects).

In Herne and Broomfield, properties often feature traditional brick construction with render finishes typical of Kent. The predominant building materials include red or yellow stock brick, with rendered and pebbledashed exteriors also common, particularly on older properties and some newer developments. Our surveyors are familiar with the common defects found in local housing, from aging roof coverings on period properties to potential subsidence issues related to the clay-rich geology. We provide practical advice on any remedial work needed and estimated costs where possible, giving you a realistic picture of what lies ahead.

The survey also includes an assessment of important services such as electrical wiring, plumbing, and heating systems. While we do not carry out detailed testing, we can identify obvious defects or areas that require further investigation by qualified specialists. This is particularly valuable for older properties in Herne and Broomfield, where many homes built before 1980 may still have original electrical systems or outdated plumbing that needs attention. We note the condition of consumer units, visible wiring, and pipework materials that may require updating.

According to Canterbury District data, detached properties account for approximately 26.9% of housing, semi-detached homes make up 31.8%, terraced properties represent 24.3%, and flats or maisonettes comprise 16.6% of the housing stock. Our surveyors are experienced in assessing all these property types, understanding the specific issues that affect each category. Whether you are buying a flat in a converted period property or a detached family home, we have the expertise to provide a thorough assessment.

• Structural walls and foundations
• Roof covering and chimneys
• Damp and moisture detection
• Windows, doors, and joinery
• Plumbing and electrical visible aspects
• Boundary walls and outbuildings

Herne and Broomfield sits on geology that requires specific attention during property surveys. The underlying Thanet Formation consists of sand, silt, and clay deposits, while superficial Head deposits and Alluvium are found near watercourses. This clay-rich geology creates a moderate to high shrink-swell risk, particularly during periods of extreme wet or dry weather. Properties with trees nearby or those built on clay soils may show signs of foundation movement that our surveyors know to look for, including cracking to external brickwork, especially around door and window openings.

Flood risk varies across the area, with properties adjacent to the Sarre Penn and minor watercourses facing potential fluvial flooding. Surface water flooding can occur in low-lying areas during heavy rainfall, a consideration for any property purchase. While Herne and Broomfield is slightly inland from the immediate coastline, parts of the broader Herne Bay area are susceptible to coastal flooding, so we recommend checking the specific flood risk for any property you are considering. Our surveyors note these environmental factors and include relevant guidance in your report.

The area contains several listed buildings including the notable Herne Mill (Grade II*) and various Grade II listed properties, particularly historic farmhouses and residential dwellings in the older parts of the village. There is a Conservation Area designated for Herne Village, which covers the historic core including Herne Church and surrounding properties. These historic properties often require more detailed assessment due to their age, traditional construction methods, and conservation requirements. If you are purchasing a listed property or one within the conservation area, we may recommend the more comprehensive RICS Level 3 Building Survey.

Our experience surveying properties throughout Herne and Broomfield means we know what to look for. Damp is one of the most frequently identified issues, particularly in older properties where rising damp, penetrating damp, or condensation may be present. This is often related to age, inadequate ventilation, or lack of maintenance. Our surveyors use visual inspection and moisture meters to assess damp conditions and recommend appropriate solutions. In properties with solid brick walls, which are typical for pre-1900 homes, the lack of a damp-proof course or a failed existing DPC can be a significant issue.

Roof condition is another common finding, with many properties over 50 years old showing wear to tiles, slates, lead flashing, and gutters. Blocked gutters or damaged flashings can allow water ingress that leads to more serious problems inside the property, including timber decay and damp affecting ceilings and walls. We inspect roof spaces where accessible and examine roof coverings from ground level for obvious defects. Properties in Herne and Broomfield commonly have pitched roofs with timber cut rafters or trussed rafters, and we pay particular attention to any signs of sagging or structural movement.

Electrical and plumbing systems in pre-1980s properties often require updating to meet current standards. We identify consumer units, wiring conditions, and plumbing materials that may need professional inspection or upgrade. Properties built before 2000 may contain asbestos-containing materials in textured coatings, insulation, or old pipe lagging, and we note any suspected asbestos for further investigation by specialists. This is particularly important as asbestos was commonly used in construction until it was banned in 1999.

Timber defects including woodworm and rot can be found in older timber elements if not properly maintained or if damp is present. We inspect timber floor joists, roof timbers, window frames, and door frames for signs of decay or infestation. This is especially important in properties where damp issues have been identified, as timber will deteriorate rapidly when exposed to persistent moisture. Our surveyors will recommend appropriate action for any timber defects found.

While Herne and Broomfield itself is predominantly an established village with older housing stock, the nearby area has seen recent development activity. The Herne Bay Gardens development by Barratt Homes offers 2, 3, and 4-bedroom homes with prices starting from approximately £329,995, while The Swallows development by David Wilson Homes provides 3 and 4-bedroom homes from around £399,995. These developments, although technically in Herne Bay, are often marketed to buyers considering the broader Herne and Broomfield area.

Even if you are purchasing a new build property, a RICS Level 2 Survey can still identify defects that may have arisen since construction or issues with the build quality. Our surveyors can spot problems that may not be apparent to the untrained eye, providing valuable for new home purchases. While new builds come with National House Building Council (NHBC) or similar warranties, these typically do not cover all defects, and having an independent survey gives you additional protection and knowledge about your new home.

We also understand that some buyers in the area are looking at properties in newer developments as an alternative to older housing. Whether your property is a brand-new home or a Victorian cottage, our surveyors apply the same thorough approach to every inspection, ensuring you receive an accurate assessment of the property's condition regardless of its age or construction type.