RICS Level 2 Survey in Iwade

The underlying geology in Iwade presents specific challenges that our surveyors know to look for. The area sits primarily on Gault Clay and London Clay, both of which are known for their shrink-swell potential. This means the ground can expand and contract significantly with changes in moisture content, which may affect foundations over time. Our chartered surveyors are trained to identify signs of subsidence, heave, or movement that could indicate problems with the foundations, particularly in older properties with shallower footings or those situated near large trees whose roots can draw moisture from the soil. In our experience surveying properties throughout the Swale area, we have found that properties within 50 metres of mature trees are particularly susceptible to foundation movement, and we pay special attention to these during our inspections.

Iwade's proximity to the Swale estuary also means certain properties, especially those in lower-lying areas near the marshlands, face a risk of flooding from both surface water and fluvial sources. The Environment Agency flood maps indicate that parts of the village, particularly those closer to the marshlands and local watercourses, are at higher risk. During your RICS Level 2 Survey, our inspectors will assess the property's vulnerability to flood damage, check drainage systems, and look for signs of previous water ingress that might not be visible to the untrained eye. We have surveyed several properties in Iwade that showed evidence of previous flooding, including tide marks on walls, warped floorboards, and damp-related damage to plasterwork. Properties in these areas may require additional investigations or specific recommendations for flood resilience measures.

The housing stock in Iwade reflects the village's evolution from a small rural community to a growing commuter settlement. Approximately 50% of properties were built after 1980, many on the newer developments that have transformed the area. However, around 25% of homes date from the post-war period between 1945 and 1980, with a further 15% built between 1919 and 1945, and less than 10% dating from before 1919. Properties from these earlier periods often have different construction methods, including solid brick walls, lime mortar, and timber floor joists, which require specialist knowledge to assess correctly. Our surveyors understand these construction methods and can identify issues that might be missed by less experienced inspectors.

• Foundation movement related to clay soil
• Flood risk in low-lying areas
• Damp and condensation in older properties
• Roof deterioration on properties over 30 years old
• Outdated electrical and plumbing systems

Based on our experience surveying properties throughout the Swale area, we have identified several recurring issues that buyers in Iwade should be aware of. Damp problems are particularly common in older properties, especially those with solid brick walls or those situated close to the water table near the Swale estuary. Rising damp occurs when moisture from the ground travels up through brickwork, while penetrating damp results from water ingress through damaged render, missing tiles, or deteriorated pointing. Our surveyors use their expertise to identify the type and cause of any dampness and recommend appropriate remediation. We have found that properties within 200 metres of the Swale marshes are particularly prone to damp issues due to the consistently high moisture levels in the surrounding ground.

Roof defects are another frequent finding in our Iwade surveys. Properties over 30-40 years old often have roofs with deteriorating felt, damaged flashing, slipped tiles, or inadequate insulation. During the inspection, our surveyors will assess the roof's condition from both inside the loft space and externally, where accessible. They will note any signs of water staining, timber decay, or inadequate ventilation that could lead to problems in the future. In older properties with clay tile roofs, we often find cracked or slipped tiles, degraded ridge tiles, and issues with lead flashing around chimneys and roof penetrations. Properties on the newer developments like The Swallows and Meadow View typically have fewer roof issues due to their age, but we still check for defects in sealants, flat roof sections, and insulation installation.

Electrical and plumbing issues are commonly identified in properties built before the 1980s. Outdated wiring systems may not meet current safety standards and could pose a fire risk, while old plumbing may include lead pipes or galvanized steel that can affect water quality. Our surveyors will visually inspect accessible electrical and plumbing installations and recommend that a qualified electrician or plumber conduct more detailed testing where necessary. In our experience, pre-1960s properties in Iwade often have fabric-covered wiring that should be upgraded, while properties built between 1960 and 1980 may have aluminium wiring that requires specialist attention.

Properties in Iwade built before 1919, which are concentrated mainly in the older village core around the parish church of All Saints, require particular attention. These historic properties often have traditional construction techniques, including lime mortar instead of cement, timber frame elements, and thatched or historic roof coverings. While many of these buildings are well-maintained, they can have hidden defects that require specialist knowledge to assess properly. Several of these properties are Grade II listed, including historic farmhouses and All Saints Church itself, and would typically require a more comprehensive RICS Level 3 Building Survey due to their age, construction, and protected status.