RICS Level 2 Survey in ME20

Our RICS Level 2 survey provides a comprehensive inspection of the property's accessible areas, identifying defects that could affect value or safety. We examine the walls, floors, ceilings, roof space, boundaries, and services, documenting any issues ranging from missing roof tiles to signs of damp or structural movement. The report includes clear condition ratings so you know which problems require immediate attention versus those worth monitoring. Every element inspected receives a rating from condition rating 1 (no repair required) through to condition rating 3 (urgent repair or serious defect).

In the ME20 area, our surveyors frequently encounter issues related to the age of local housing stock. Many properties in Aylesford and surrounding villages were built between the 1920s and 1960s, meaning we often check for signs of subsidence, outdated electrical wiring, and original features that may need updating. The proximity to the River Medway also means we assess flood risk and any water damage indicators during our inspection. We have seen properties in The Lakes showing signs of movement related to foundation settlement, particularly in terraced homes where the clay soil can shrink and swell with seasonal moisture changes.

Each survey report includes practical recommendations tailored to the specific property type and age. We highlight defects in plain English, provide repair cost estimates where appropriate, and flag any urgent issues that should be addressed before completion. Our goal is to give you the leverage needed to negotiate repairs or price adjustments with the seller. Whether it is pointing out that the consumer unit needs upgrading or identifying that the damp proof course has failed, we ensure you enter negotiations with full knowledge of the property's condition.

• Structural walls and foundations
• Roof condition and insulation
• Damp and timber decay
• Plumbing and electrical systems
• Windows and doors
• Boundaries and exterior

Our experience surveying properties across the ME20 postcode has revealed several recurring issues that buyers should be aware of before purchasing. In properties built during the mid-20th century, which make up a significant portion of the housing stock in areas like The Lakes and along New Road, we frequently find original single-glazed windows that are inefficient and may have rotting timber frames. These windows often show signs of condensation between panes and deteriorating seals that compromise thermal performance.

Electrical systems in ME20 properties often require careful inspection, particularly in homes built before 1990. We regularly identify outdated consumer units that do not meet current regulations, missing or damaged earth bonding, and wiring that was installed to older standards which may not cope with modern electrical loads. Given that electrical faults are a leading cause of house fires, this is an area where our surveyors pay particular attention. We note any signs of DIY modifications that may not comply with building regulations and could pose safety risks.

Dampness is another common finding in ME20 properties, particularly in period homes and those situated near the River Medway. We check for rising damp where the original damp proof course has failed or was never installed, penetrating damp from damaged roofs or missing tiles, and condensation issues caused by inadequate ventilation. Properties in the ME20 6 area have shown particular susceptibility to damp-related issues, especially where original solid walls lack cavity insulation and modern ventilation systems.

Structural movement, manifesting as cracks in walls or doors that no longer close properly, appears fairly frequently in ME20 terraced properties. While some movement is common in older properties and may be cosmetic, our surveyors are trained to identify the signs that indicate more serious subsidence or heave. The clay soils prevalent in parts of Kent can cause foundation movement as moisture levels change seasonally, and we know exactly what to look for when assessing whether observed cracking is a cause for concern.

The ME20 postcode covers Aylesford and surrounding areas in Kent, sitting between Maidstone and Rochester. The property market here has shown steady growth, with average prices around £396,000 and a 3% increase on the 2022 peak. The area attracts buyers seeking a balance of village character with good transport links to London via the M20 and railway stations. Commuters particularly value the proximity to the M20 motorway, which provides direct access to London and the coast, making ME20 a popular choice for working professionals and families alike.

Recent sales data shows The Lakes area has seen some price corrections, down 17% from its 2022 peak, while New Road in Aylesford has performed strongly with a 41% increase year-on-year. ME20 7 recorded the highest new build activity in the Rochester postcode area with 36 sales in 2025, indicating ongoing development in the western parts of the postcode. This mix of established neighbourhoods and new developments means buyers in ME20 face a diverse range of property types and conditions, from brand new homes to period properties requiring varying degrees of maintenance.

Our surveyors note that properties in ME20 often present challenges related to their construction era. Many semi-detached homes built in the mid-20th century may have original single-glazed windows, aging central heating systems, or outdated electrical consumer units. Terraced properties in The Lakes frequently show signs of movement related to foundation settlement, while flats may have shared maintenance responsibilities requiring careful investigation. Understanding these common issues helps our surveyors focus their inspection on the areas most likely to reveal defects, ensuring you get maximum value from your survey.

The area's proximity to the River Medway brings specific considerations for buyers. While the overall flood risk in ME20 is classified as low, the river can experience periods of high water levels, particularly during winter months. Properties in lower-lying areas or those with history of flooding may require more detailed investigation of flood damage or water ingress. Our surveyors are experienced in identifying signs of previous flooding, including watermarks, warped flooring, and damp-related issues that may indicate the property has been affected by flooding in the past.