RICS Level 2 Survey in ME9 0

Our RICS Level 2 Survey provides a comprehensive visual inspection of all accessible areas of the property. In the ME9 0 area, this includes checking the condition of roofs, walls, floors, windows, and doors, as well as identifying any signs of damp, rot, or structural movement. The survey also examines the condition of services such as plumbing, electrics, and heating, giving you a clear picture of the property's overall condition. We inspect from the roof down to the foundations, looking at both the exterior and interior of the building.

The geology of ME9 0 presents specific considerations for property buyers. The area sits primarily on London Clay and Thanet Formation, which has a moderate to high shrink-swell potential. This means properties may be at risk of subsidence or heave, particularly those with shallow foundations or large trees nearby. Our surveyors are trained to identify the tell-tale signs of movement, including cracking to walls, uneven floors, and doors that stick or don't close properly. We carefully examine external walls for diagonal cracks near windows and doors, which often indicate ongoing structural movement.

For properties in the Borden Conservation Area or those listed buildings that may fall within ME9 0, our surveyors will note any visible defects or alterations that might affect the property's historic character or compliance with conservation regulations. Borden contains several notable listed buildings including Borden Hall, St Peter and St Paul's Church, and various farmhouses and cottages. While a Level 2 Survey provides a good overview, properties with significant historic value may benefit from the more detailed assessment offered by a RICS Level 3 Building Survey, which includes invasive inspection where necessary.

The survey report includes a clear traffic light rating system, highlighting defects as either urgent (red), requiring attention (amber), or requiring future monitoring (green). This helps you prioritise repairs and negotiate with the seller if significant issues are identified. Each defect is accompanied by a detailed description and photographs, so you can see exactly what our surveyor found. We also provide clear recommendations on what action to take and whether further specialist investigations are needed.

Properties in the ME9 0 area present several common issues that our surveyors frequently identify during inspections. Given the high proportion of older properties, with 15.2% built pre-1919 and 18.7% constructed between 1919-1945, damp problems are particularly prevalent. Solid brick walls in these older properties often lack proper damp-proof courses, or existing damp-proof membranes have failed over time. Our surveyors use their expertise to identify both visible signs of damp and conditions that could lead to future problems, such as bridging of damp-proof courses by external ground levels or render.

Roof conditions are another significant area of concern in this area. Properties built before 1980 typically feature slate or clay tile roofs that have reached or exceeded their expected lifespan. Common defects include slipped or broken tiles, degraded felt underlay, and failing leadwork around chimneys and valleys. In some cases, we find that roof coverings have not been properly maintained, leading to penetrating damp in the rooms below. Our surveyors physically access the roof where safe to do so, or use drones for properties with difficult access, to get a complete picture of the roof's condition.

The London Clay geology underlying much of ME9 0 creates a moderate to high risk of subsidence, particularly for properties with shallow foundations or those with large trees nearby. Our surveyors carefully examine walls for signs of movement, including cracking patterns that may indicate ongoing subsidence or heave. We also check for evidence of previous underpinning or ground remediation work that may have been carried out to address these issues. In areas with medium to high surface water flooding risk, we note any evidence of previous flooding and assess the property's drainage.

Electrical wiring in properties built before the 1980s often does not meet current safety standards. Our survey includes a visual inspection of the consumer unit, wiring, and socket outlets, with recommendations for further investigation by a qualified electrician where necessary. This is particularly important for older properties in the Borden area that may have had minimal updates since construction. We also check the condition of plumbing and heating systems, looking for signs of corrosion, leaks, or inadequate installations.

The ME9 0 area features a variety of construction methods reflecting its diverse property age profile. Properties built before 1919, which account for 15.2% of the housing stock, typically feature solid brick walls with lime mortar, timber suspended floors, and slate or clay tile roofs. These period properties often have original features that require specialist knowledge to assess properly, and our surveyors understand the traditional building methods used in Kent during this era.

The post-war period (1919-1945) brought 18.7% of the housing stock, with properties featuring more robust construction but still using traditional materials. These homes often have solid ground floors, though some may have been converted to concrete. The 1945-1980 period saw the introduction of cavity wall construction, with properties from this era accounting for 35.1% of homes. These typically feature concrete tile roofs, suspended timber floors, and better damp resistance than their predecessors.

Modern properties built after 1980 use contemporary cavity wall construction with brick and block outer leaves, concrete floors, and uPVC windows. New build developments like The Sycamores and Borden Fields represent the latest construction methods, with energy-efficient designs and modern building regulations. However, even new properties can have defects, and our surveyors apply the same thorough approach to all property types in the ME9 0 area.