RICS Level 2 Survey in Lower Hardres and Nackington

Our RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, windows, and doors, identifying any defects or areas of concern that require attention. The survey includes an assessment of the property's overall condition and highlights any specific issues that could impact its value or require future maintenance. Our inspectors work systematically through each section of the property, documenting their findings with detailed notes and recommendations. We take photographs throughout the inspection to provide visual evidence of any issues discovered.

Given the prevalence of older properties in Lower Hardres and Nackington, our survey pays particular attention to common period property issues. We check for signs of damp, which frequently affects older buildings constructed with traditional methods. Our inspectors examine timber elements for rot or woodworm damage, assess the condition of chimneys and fireplaces, and evaluate the plumbing and electrical systems. Many homes in this area feature exposed timber beams and original architectural details that require specialist assessment. The area's agricultural heritage means many properties include former farm buildings and barns that may have been converted into residential use, each bringing their own unique set of considerations.

The Level 2 survey also includes a market valuation and an insurance reinstatement figure for the property. This valuation reflects the current Lower Hardres and Nackington market, where property values have shown strong growth of 24% over the past year. We provide clear ratings for each element inspected, so you understand exactly which issues require urgent attention versus those that are minor cosmetic concerns. The traffic light rating system makes it easy to identify properties requiring immediate attention versus those where issues are purely cosmetic.

• Wall and structural condition assessment
• Roof, gutters, and drainage inspection
• Damp and timber defect analysis
• Electrical and plumbing overview
• Market valuation and reinstatement figure
• Clear condition ratings and recommendations

The character of Lower Hardres and Nackington means many properties require careful assessment during the survey process. With properties ranging from medieval farmhouses to modern homes, our inspectors approach each property with an understanding of the specific issues likely to be present. The Norman-era St Mary's Church in Nackington dates back to the late 11th century, illustrating just how old some of the building stock in this area can be. This heritage brings with it certain challenges that our surveyors are trained to identify. The area contains several notable listed buildings including Butt's Farmhouse, Young's Farmhouse, Court Lodge Farmhouse, Parsonage House, Mount Pleasant, and The Old Farmhouse, all of which require specialist knowledge to assess properly.

Period properties in Kent frequently exhibit issues related to their age and construction methods. Damp penetration is one of the most common problems our inspectors encounter, particularly in properties with solid walls rather than modern cavity wall construction. The traditional brick and stonework used in older homes can allow moisture to travel through the fabric of the building, especially during wet Kent winters. Our surveyors use their expertise to identify the extent of any damp issues and recommend appropriate remediation. The proximity to the Kent Downs means properties in elevated positions may also be exposed to more severe weather conditions, which can accelerate wear on external walls and roof coverings.

Roof conditions demand particular attention in this area, where aging roof structures may have surpassed their expected lifespan. Many period properties feature traditional clay or slate tiles that can become brittle over time, leading to slipped tiles and water ingress. Our inspectors examine roof spaces where accessible, checking for signs of past leaks, timber decay, and inadequate insulation. Given the agricultural heritage of the area, with farming having dominated the local economy in 1881, many homes may also have outbuildings or attached barns that require assessment. The recent proposed development of up to 200 dwellings south and east of Nackington Road highlights the changing nature of the area, with new properties being constructed to match the surrounding period architecture.

Electrical and plumbing systems in older properties often fall short of current regulations. Our Level 2 survey includes an overview of these services, identifying where installations appear dated or potentially dangerous. We note any visible wiring that doesn't meet current standards and highlight the need for a qualified electrician or plumber to conduct further investigation. These findings are particularly important in older homes where consumer units, socket outlets, and pipework may not have been updated for decades. Many properties in the area may still have original lead piping or outdated fuse boxes that would need modernising for current building regulations compliance.

While Lower Hardres and Nackington is predominantly known for its historic properties, the area has seen some new development in recent years. A notable new dwelling was completed in January 2020, designed to match surrounding period properties with features including chimneys, fireplaces, and timber beams to appear as a converted barn. This 3-bedroom home spans over 300m² and was constructed with brick and a sloped red tile roof, demonstrating how new builds in the area must respect local planning requirements.

Nackington Court represents another significant development, comprising five detached Tudor-style properties including The Lodge. These properties showcase the area's blend of modern construction with traditional aesthetic requirements imposed by local planning authorities. When surveying newer properties like these, our inspectors still check for common issues such as window seals, roof tile alignment, and the quality of construction materials used. Even new builds can have defects arising from rushed construction schedules or substandard workmanship.

The proposed residential development of up to 200 dwellings south and east of Nackington Road, if completed, would significantly change the character of the parish. This development, anticipated to take approximately five years, has raised concerns among local residents regarding traffic congestion and the loss of prime agricultural land. Our surveyors stay informed about local planning developments to better understand how new developments may affect property values and the character of the surrounding area.