RICS Level 2 Survey in Littlebourne

A RICS Level 2 Home Survey, formerly known as the Home Buyers Survey, provides a comprehensive inspection of the property's accessible areas and identifies any significant issues that may affect its value or safety. Our chartered surveyors examine the main structural elements including walls, floors, ceilings, roofs, and foundations, as well as the condition of doors, windows, damp proofing, and insulation. For properties in Littlebourne, this is particularly important given the village's mix of older buildings, many of which are listed or located within the Conservation Area. We have surveyed numerous properties on the High Street and surrounding roads, where the traditional painted brick walls and tile hung elevations require specific expertise to assess correctly.

The survey includes a thorough assessment of the property's services such as plumbing, electrical systems, and heating. We check the condition of the consumer unit, wiring, pipework, and fixtures, identifying any outdated electrics that may not meet current regulations. This is especially relevant for older Littlebourne properties where original wiring may still be in place, particularly in Victorian Jubilee cottages and 18th-century properties along the High Street. Our inspectors also examine the property's drainage system, which is crucial in this area given Littlebourne's proximity to the Little Stour river and the historical issues with flooding and groundwater that affected the village in 2000/2001, leading to improvements to the channel capacity and culverts.

We provide a clear, traffic-light rated report showing the condition of each element: red for urgent issues requiring immediate attention, amber for defects needing future repair, and green for satisfactory condition. The report includes practical guidance on maintenance and estimated repair costs, helping you budget for any work needed after completion. For properties in flood risk areas like Littlebourne, we include specific advice on flood resilience and any signs of previous water damage that may not be immediately visible. We also provide guidance on whether the property would be insurable for flood cover and what improvements could be made to reduce future flood risk.

Our surveyors are familiar with the construction methods used in Littlebourne's diverse housing stock. From the traditional painted brick and tile hung elevations found on Grade II listed properties like 46 and 48 High Street, to the cement render used on 18th-century buildings like Littlebourne Court House, and the modern traditional masonry construction of newer developments. This local expertise means we know exactly what to look for when assessing each property type.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Electrical and gas services
• Drainage and water services
• Windows, doors, and joinery

Properties in Littlebourne face several area-specific challenges that our RICS Level 2 survey addresses in detail. The village sits on the Little Stour river and has a history of flooding from both the river and the Nailbourne, an ephemeral watercourse that flows through the area. Our surveyors carefully inspect for signs of previous flood damage, including water staining at low levels, warped flooring, and damaged plasterwork. We assess the property's flood resilience and check whether adequate damp proofing and drainage systems are in place to protect against future flooding events. Following the significant flooding events of 2000/2001, improvements were made to channel capacity and culverts in the village, and we can assess whether these provide adequate protection for the property.

The geological conditions in Kent mean that shrink-swell subsidence is a genuine concern for property owners in Littlebourne. The underlying chalk geology, combined with clay-rich soils in some areas, can cause ground movement during periods of drought followed by heavy rain. The British Geological Survey warns of an increasing threat of shrink-swell damage to properties in London and the South East due to climate change. Our surveyors examine walls, ceilings, and floors for signs of structural movement, including cracking, bowing, and uneven surfaces. We also note the proximity of trees and large shrubs, which can exacerbate subsidence by extracting moisture from the soil. This is particularly important for properties with mature gardens or those near the valley areas where groundwater is closer to the surface.

Given Littlebourne's significant older housing stock, including Victorian cottages, 18th-century properties, and 14th-century listed buildings, our survey pays particular attention to traditional construction methods. Many older properties were built with painted brick walls, tile hung elevations, and original timber frames that require specific knowledge to assess correctly. We check for common issues in these properties including failed damp proof courses, deteriorated roof coverings, inadequate ventilation, and outdated electrical systems that may not comply with modern regulations. The Littlebourne Village Design Statement notes that Victorian terraced Jubilee cottages and older properties predominate in certain areas, requiring careful assessment of their condition.

The proposed Gladman Homes development of up to 300 dwellings on land at The Hill, Bekesbourne Lane, if approved, would significantly increase the village's housing stock. While this new development would use modern construction methods, understanding the local ground conditions and flood risk remains important for any new property purchase in the area. Our surveyors stay up to date with local planning applications and can advise on any area-specific issues affecting new build properties in and around Littlebourne.

• Flood damage and water staining
• Subsidence cracks and structural movement
• Damp and condensation issues
• Roof deterioration and tile loss
• Outdated electrical wiring
• Timber decay and woodworm

Littlebourne is located within the Little Stour at Littlebourne, Ickham and Wickhambreaux flood warning area, making flood risk an important consideration for property buyers in the village. The Little Stour river runs through the centre of the village, and the Nailbourne, an ephemeral watercourse that flows into the upper reaches of the Little Stour, has historically caused flooding in villages along its course. Flooding in Littlebourne can occur from direct watercourses, rising groundwater and emerging springs, and surface water runoff from the surrounding hills and valleys. These sources can also lead to problems with surcharging and backing up of sewers, which our surveyors check for during the inspection.

Following the significant flooding events of 2000/2001, improvements were made to the channel capacity and culverts in Littlebourne, including a diversion channel. However, as climate change brings more extreme weather events, the risk of flooding remains. A Groundwater flooding in East Kent flood alert is currently in place for the area, and increasing surface water run-off from any urbanisation could impact surface water flooding in the village and water quality in the Little Stour. Our surveyors will inspect the property for any existing flood resilience measures and advise on what improvements could be made.

During our inspection, we look for specific signs of previous flooding that may not be immediately apparent to an untrained eye. Water staining at low levels on walls, warped or buckled flooring, and damaged plasterwork can all indicate past flood events. We also check the condition of damp proof courses and membranes, as well as the drainage system around the property. If the property has a basement or cellar, we will carefully inspect this for signs of water ingress. For properties in high-risk areas, we can advise on obtaining a separate flood risk assessment and discuss options for improving flood resilience.