RICS Level 2 Survey in Hever

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. The surveyor examines the main structural elements including walls, roof, floors, doors, and windows, assessing their current condition and identifying any defects that require attention. In Hever's older properties, our inspectors pay particular attention to signs of damp, which is a common issue in period buildings, as well as the condition of traditional roofing materials that characterise many homes in this area. We specifically examine the condition of clay tiles and Horsham stone roofing, which are prevalent on properties throughout the village, particularly on the historic buildings around the castle grounds and the Tudor village (Astor Wing) constructed in 1903.

The survey includes a thorough assessment of the property's services, examining electrical, gas, and plumbing installations to identify any outdated systems or potential safety concerns. Given the age of much of Hever's housing stock, with numerous properties dating back to the Victorian era or earlier, our inspectors frequently identify outdated electrical systems that may not meet current regulations. We check the condition of consumer units, wiring age and type, and the presence of earthing bonds. The report also evaluates any extensions or alterations, checking whether they have been properly constructed and whether appropriate planning permissions were obtained. With recent planning applications in the area including developments at How Green Lane and conversions at Little Warren Farm, we pay attention to any newer additions to properties that may require verification of building control approval.

We provide clear traffic light ratings for each element of the property - red for urgent issues requiring immediate attention, amber for defects that need resolving, and green for satisfactory condition. This straightforward system helps you quickly identify which issues are critical and which are minor. Our surveyors also provide practical guidance on maintenance matters that will help protect your investment over the coming years, tailored to the specific construction type and age of the property. For properties in Hever, this often includes advice on maintaining traditional stone pointing, managing timber frame movement, and preserving historic features that contribute to the village's character.

The RICS Level 2 Survey also includes a market valuation, which can be useful for mortgage purposes and for assessing whether the asking price reflects current market conditions. Given Hever's competitive market, with properties often selling above asking price, this valuation provides an objective assessment of the property's worth. We base our valuation on current market data for the Hever and Sevenoaks area, taking into account the specific property type, location, and current market conditions.

• Structural walls and foundations
• Roof covering and structure
• Chimneys and flues
• Windows and doors
• Damp and timber decay
• Electrical installations
• Plumbing and drainage
• Garage and outbuildings
• Market valuation

Hever's geology presents specific challenges for property owners. The area sits within Kent's clay soil region, which is prone to shrink-swell behaviour during periods of dry or wet weather. This ground movement can cause subsidence or heave, particularly in older properties with shallow foundations. Our surveyors are trained to identify signs of movement such as cracks in walls, doors that stick, or uneven floors, and we provide specific recommendations for further investigation if needed. Properties in areas such as Hever Road, where the ground becomes saturated during winter months, are particularly vulnerable to these ground conditions. We recommend that buyers pay special attention to any signs of movement in properties located on or near the low-lying ground that runs through the village.

Flood risk is another important consideration for properties in Hever. The village includes areas designated as Flood Zone, with low-lying ground near Hever Road particularly susceptible to surface water flooding during winter months. Hever Parish Council has raised concerns about vehicular access on these low-lying areas, which frequently become saturated during periods of heavy rain. Our surveyors inspect the property's vulnerability to flood damage, check the condition of any flood defences, and advise on appropriate investigations. We also note the condition of drainage systems, including soakaways and surface water drains, and recommend improvements where necessary. Properties with cellars or basements require particular attention, as these are often the first areas affected by flooding.

The historic nature of much of Hever's housing stock means that traditional building materials are prevalent throughout the village. Properties constructed from stone, brick, and timber framing require specialist knowledge to assess correctly. Our inspectors understand how these materials behave over time and can identify issues specific to historic buildings, such as deteriorating mortar pointing, timber frame movement, or stone erosion. Many properties also feature traditional roof coverings including clay tiles and Horsham stone, which require specific maintenance approaches. The Tudor village (Astor Wing) added to Hever Castle in 1903 features distinctive jettied first floors and half-timbered upper floors with plastered filling, construction methods our surveyors are familiar with assessing.

Given the high value of properties in Hever, with detached homes averaging over £1.4 million, the investment in a thorough survey is particularly worthwhile. Our Level 2 Survey helps protect your substantial investment by identifying issues before completion, giving you the information needed to negotiate a fair price or request repairs from the vendor. The recent 63% increase in property values in Hever demonstrates the competitiveness of the local market, making it essential to understand exactly what you are purchasing before committing significant funds. Our surveyors have extensive experience with properties throughout the Sevenoaks district, including newer developments around How Green Lane and conversions that have come through the planning process in recent years.