RICS Level 2 Survey in Mersham

Our RICS Level 2 Survey in Mersham provides a thorough inspection of the property's accessible areas, assessing the overall condition and identifying any significant issues or defects. The survey follows RICS standards and gives you a clear red, amber, or green rating for each major element of the property, from the roof and walls to the foundations and services. This visual inspection covers all main structural elements, including the walls, floors, ceilings, roof space, damp course, and insulation. Our surveyors use their training and experience to spot defects that an untrained eye would miss, from subtle signs of movement to early-stage rot in hidden timbers.

Given the local geology in Mersham, where Gault Clay is predominant, our surveyors pay particular attention to signs of subsidence, ground movement, or structural cracking that could indicate foundation problems. The shrink-swell potential of the local clay soil means that properties with mature trees nearby or shallow foundations are particularly susceptible to movement, especially during periods of extreme wet or dry weather. We examine the ground conditions around each property carefully, looking for evidence of past movement such as cracking patterns, doors that stick, or uneven floors. Our detailed report will flag any concerns and advise on whether further specialist investigation is needed before you commit to the purchase.

The Level 2 Survey also includes a market valuation and insurance rebuild cost estimate, which can be particularly useful for mortgage purposes and ensuring you have adequate cover. If the property is in a flood risk area near the Great Stour river, we will note this and advise on any necessary flood resilience measures. Our surveyors are familiar with the common issues affecting properties in the Mersham area, from damp problems in older solid-wall construction to roof deterioration on properties with original clay tiles. We check all accessible areas of the property, including the roof space where we can access it, the sub-floor void if accessible, and all external elevations.

• Structural walls and foundations
• Roof covering and condition
• Damp course and damp testing
• Windows, doors, and joinery
• Plumbing and electrical services
• Insulation and ventilation
• External finishes and render
• Boundary walls and outbuildings

The mix of property ages in Mersham means that our surveyors frequently encounter a range of defects specific to different construction periods. In older properties built before 1919, which account for 16.5% of the housing stock, common issues include rising damp due to failed or non-existent damp-proof courses, timber decay such as woodworm and wet or dry rot, and deteriorating slate or clay tile roofs. These solid-walled properties often lack modern insulation and may have outdated electrical wiring that does not meet current safety standards. Many period cottages in the village centre also have historic lime mortar pointing that may need repointing using appropriate materials to avoid trapping moisture in the walls.

Properties built between 1945 and 1980, representing 30.6% of homes in Mersham, commonly show signs of cavity wall construction issues, including penetrating damp where the cavity has been bridged or the external brickwork is porous. Roof coverings on these properties are often reaching the end of their lifespan, with deteriorating concrete or clay tiles and defective flashings. The render finishes on many mid-century properties can also suffer from cracking and delamination, particularly where the render has been applied directly to solid brickwork without adequate key or breathability. We check these areas carefully during every survey and note any defects that require attention.

Even newer properties built after 1980, which make up 42.6% of the housing stock, can have defects that a Level 2 Survey will identify. These may include issues with modern timber frame construction, inadequate ventilation leading to condensation damp, and problems with recently installed windows or doors. Our surveyors also check for signs of poor workmanship or shortcuts taken during construction, which can affect the long-term performance of the property. With the increase in new build developments in the wider Ashford area, we also see issues related to snagging items such as poorly sealed windows, insufficient insulation in roof spaces, and issues with newly installed rainwater goods.

The Gault Clay geology underlying much of Mersham means that subsidence is a particular concern, especially for properties with shallow foundations or those with large trees nearby that may have roots affecting the soil moisture content. Our surveyors examine walls carefully for cracks that could indicate movement, check whether doors and windows operate properly, and look for signs of past foundation repairs. If we identify potential subsidence issues, we will recommend a structural engineer's inspection to assess the situation properly before you proceed with the purchase.