RICS Level 2 Survey in Orlestone

Our RICS Level 2 survey provides a thorough inspection of all accessible areas of your potential property in Orlestone. We examine the walls, roof, floors, doors, and windows, assessing their current condition and identifying any defects that require attention. The survey includes an evaluation of the property's structural integrity, checking for signs of subsidence, cracking, or movement that could indicate underlying problems with the foundations. Our inspectors use specialist equipment including moisture meters, thermal imaging cameras, and crack monitors to identify issues that aren't visible to the untrained eye.

Given Orlestone's geology, which features predominantly clay soils derived from Gault Clay and Weald Clay formations, our inspectors pay particular attention to signs of subsidence and heave. The shrink-swell behaviour of clay can cause significant foundation issues, especially during prolonged dry spells or periods of heavy rainfall. We also assess the proximity of large trees, which can exacerbate soil movement through moisture extraction and lead to structural damage over time. Properties near the River Stour floodplain require additional assessment for potential water ingress and drainage issues.

The report includes a clear condition rating system, categorising issues as "Not inspected," "Not remedied or further investigation required," "Requires attention," "Requires urgent attention," or "Serious issues." This straightforward approach helps you understand exactly what you're buying and what repairs or negotiations may be necessary. Each defect is accompanied by a clear explanation of the issue, its likely cause, and recommended remedial action. We also provide cost guidance where possible, helping you budget for any work that may be needed.

Our survey covers both the main dwelling and associated buildings including garages, outbuildings, and boundaries. We assess the overall grounds and note any trees that could affect the property, particularly those with canopies extending over buildings or roots affecting foundations. For properties in Orlestone with large gardens, this is particularly relevant given the number of mature trees found in the village's rural setting.

• Structural walls and foundations
• Roof covering and structure
• Damp assessment and moisture levels
• Electrical and plumbing systems
• Windows, doors, and joinery
• External finishes and drainage
• Garage and outbuildings
• Ground conditions and vegetation

Properties in Orlestone face several area-specific challenges that our Level 2 surveys identify and assess. The village's proximity to the River Stour means some properties, particularly those in low-lying areas near the watercourse, may be at risk of fluvial flooding or surface water flooding during periods of heavy rainfall. Our inspectors assess drainage around the property and note any signs of water ingress or damp related to these environmental factors. We check ground levels, the condition of drainage systems, and any evidence of previous flooding that might affect your insurance premiums or future saleability.

The predominant clay geology presents a moderate to high risk of subsidence, which is why we pay extra attention to foundations and structural movement. Properties with shallow foundations or those situated near mature trees are particularly vulnerable to soil shrinkage during dry summer months. Our surveyors examine walls for cracking patterns that may indicate foundation movement, assess the condition of any existing underpinning, and note trees or shrubs that could be contributing to soil instability. This is especially relevant for the older farmhouses and cottages that make up much of Orlestone's housing stock, many of which were built with traditional shallow foundations that may not meet modern standards.

Many homes in the village feature traditional Kentish construction, including red brick walls, timber framing, and clay tile or slate roofs. These materials have character but require ongoing maintenance and careful assessment. We commonly find issues with aging roof tiles, deteriorating leadwork around chimneys, and timber elements affected by woodworm or rot. Electrical systems in properties built before 1980 often require updating to meet current regulations, and we flag these issues in our reports so you can factor them into your renovation budget.

The age of Orlestone's housing stock means many properties will have solid walls rather than modern cavity walls. Solid wall construction, while historically common, offers less thermal efficiency and can be more susceptible to damp penetration. Our damp assessments include testing moisture levels in walls, identifying the source of any dampness, and recommending appropriate remedial measures. We understand that many buyers are particularly concerned about damp in period properties, and we provide clear guidance on what's normal for an older home and what requires urgent attention.

Understanding the construction methods used in Orlestone properties helps you appreciate why certain issues arise and what to look for when viewing properties. The village features a range of property types from different eras, each with their own characteristics and potential problems. Our surveyors are familiar with all these construction methods and know exactly what to check when inspecting a property in this area.

Older properties in Orlestone, particularly those built before 1930, typically feature solid wall construction with external walls made from brick or render over brick nogging. These walls were built without cavity spaces, meaning they rely on the permeability of the materials to allow moisture to escape. While this traditional approach worked well when properties were heated with open fires and had good natural ventilation, modern living can create moisture problems that manifest as damp patches on internal walls. Our surveys assess whether these properties have been retrofitted with any damp proofing measures and whether existing ventilation is adequate.

Many properties in Orlestone feature exposed timber framing, particularly the larger farmhouses and manor houses that give the village its character. Timber framed walls require careful assessment for signs of rot, insect damage, and movement that could indicate structural problems. The infill panels between timber frames were traditionally made from brick or wattle and daub, both of which can deteriorate over time. We inspect these elements thoroughly, looking for signs of past repairs, movement, or deterioration that might affect the structural integrity of the property.

Roofing across Orlestone typically uses either clay tiles, which are the traditional Kentish pantile or plain tile, or slate imported from Wales or elsewhere. Both materials have long lifespans but require regular maintenance to remain weatherproof. We inspect roof slopes for missing or damaged tiles, check the condition of ridge tiles and hip tiles, and examine leadwork around chimneys and valleys. Many older properties in the village have complex roof structures with multiple valleys and dormer windows, all of which require careful inspection to identify potential leak sources.