RICS Level 2 Survey in Higham, Kent

A RICS Level 2 HomeBuyer Survey provides a thorough inspection of the property's condition, identifying any defects, potential issues, and areas requiring attention. Our inspectors examine all accessible areas of the home, including the roof space (where safe and accessible), walls, floors, windows, doors, and fixed installations like bathrooms and kitchens. The survey includes a detailed assessment of the property's construction, focusing on any visible signs of damage, decay, or deterioration that could affect the value or safety of the home.

In Higham, where properties range from Victorian cottages near St Mary's Church to modern homes on Villa Road, our surveyors are experienced in identifying area-specific issues. The local geology, characterised by Thanet Formation and Lambeth Group clay soils, means we pay particular attention to signs of subsidence or heave, which can affect properties built on shrinkable clay. We also check for flood risk indicators, given that parts of Higham near the Thames estuary are susceptible to fluvial and surface water flooding. Our surveyors will assess the property's elevation relative to surrounding ground, examine drainage systems, and note any visible evidence of previous water ingress or flood damage.

The Level 2 survey provides you with a clear traffic-light rating system for different areas of the property, highlighting issues that require urgent attention versus those that are minor or purely cosmetic. This detailed assessment typically costs between £450 and £700 for a typical three-bedroom semi-detached property in Higham, with larger detached homes potentially ranging from £600 to £900 or more depending on size and complexity. The report also includes a market value assessment and an insurance reinstatement figure, which is particularly important for properties in flood-risk areas where appropriate insurance coverage is essential.

• Visual inspection of all accessible areas
• Assessment of main services (gas, electric, water)
• Identification of defects and potential issues
• Traffic-light condition ratings
• Market value and insurance reinstatement figures
• Advice on repairs and maintenance

Understanding the construction methods used in Higham properties helps our surveyors identify potential issues during the inspection. The older properties in the village, particularly those dating from the Victorian and Edwardian periods, were typically constructed with solid brick walls without cavity insulation. These solid-wall constructions are more susceptible to damp penetration and require specific maintenance approaches. Our inspectors check the condition of external brickwork, looking for signs of mortar deterioration, brick spalling, and previous repairs that may indicate ongoing structural issues.

The mid-century properties built between 1945 and 1980 in Higham generally feature cavity wall construction, though some earlier post-war homes may have solid brick walls. These properties often have concrete tiled roofs, which can deteriorate over time, particularly where tiles have been exposed to salt-laden winds from the estuary. Our surveyors pay close attention to roof conditions, checking for damaged or missing tiles, deteriorated lead flashing, and the condition of gutters and fascias.

Newer properties, including those on the Higham Fields and Higham Chase developments, utilise modern building techniques with insulated cavity walls and energy-efficient designs. While these newer homes benefit from modern building regulations, they are not immune to defects. Our Level 2 surveys on new builds focus on identifying snagging issues such as incomplete installations, air leakage around windows and doors, and any shortcuts taken during the construction process. With the rapid pace of development in the area, our surveyors have extensive experience in assessing these newer properties.

Higham currently offers exciting new build opportunities through two major developments. At Higham Fields on Villa Road (ME3 7NA), Barratt Homes are constructing a range of two to five-bedroom properties with prices starting from £399,995 up to £699,995. Similarly, David Wilson Homes are delivering four and five-bedroom homes at Higham Chase, with pricing from £579,995 to £739,995. While new builds come with the advantage of modern construction and warranties, a RICS Level 2 survey can still add value by identifying any snagging issues or construction defects that may not be immediately apparent.

Even brand-new properties can have hidden defects that only a professional inspection can uncover. Our surveyors check the quality of workmanship, verify that building regulations have been met, and identify any issues with windows, doors, roofing, or mechanical systems. Given the rapid pace of construction in new developments, snagging surveys are increasingly popular, and a Level 2 HomeBuyer Report provides exactly this service. For new builds, the cost of a survey is a modest investment that could save thousands in rectifying issues before you move in.

Both Higham Fields and Higham Chase are located in the ME3 7NA postcode area, close to Higham railway station, making them particularly attractive to commuters working in London or Rochester. The developments include a mix of house types from compact two-bedroom starter homes to spacious five-bedroom family houses. Our surveyors have inspected numerous properties on these developments and are familiar with the common issues that arise in newly constructed homes, including minor defects in brickwork, sealant failures around windows, and commissioning issues with heating systems.

• Higham Fields (Barratt Homes) - 2-5 bed from £399,995
• Higham Chase (David Wilson Homes) - 4-5 bed from £579,995
• Both developments on Villa Road, ME3 7NA
• New build surveys identify snagging issues
• Modern construction still requires professional inspection

Higham's Conservation Area, centred around the historic village centre and parts of Church Street, encompasses many of the village's oldest and most characterful properties. These include the magnificent Grade I listed St Mary's Church, along with various farmhouses, cottages, and manor houses that contribute to the area's special character. Properties within the Conservation Area often have specific requirements regarding maintenance and alterations, and our surveyors understand these considerations.

The older properties in and around the Conservation Area were typically constructed using traditional methods that differ significantly from modern building techniques. Many feature timber frame construction with wattle-and-daub or brick infill, while others are built using local Kentish ragstone or flint. These materials require specific maintenance approaches, and our Level 2 surveyors are trained to identify issues such as deteriorating mortar in flint walls, timber frame rot, and the condition of historic roof coverings like slate or clay tiles.

For properties within the Conservation Area or those that are Listed Buildings, we often recommend considering a RICS Level 3 Building Survey rather than a Level 2. These older properties can have hidden defects that are difficult to fully assess without the more detailed investigation that a Level 3 survey provides. However, a Level 2 survey still offers valuable insight into the condition of historic properties and can identify major issues that would require significant investment to remedy.