RICS Level 2 Survey in Petham

The RICS Level 2 Survey, formerly known as the Homebuyer Survey, provides a thorough inspection of the property's condition focusing on issues that are most relevant to modern living. Our inspectors examine all accessible areas of the property, including the roof space, walls, floors, windows, doors, and services. We specifically look for defects that might affect the value of the property or require expensive repairs, providing you with a clear understanding of what you're purchasing. The survey follows RICS standards and uses a traffic light rating system to clearly indicate the condition of each element inspected.

In Petham, where we frequently encounter historic properties constructed from traditional brick and flint materials, our surveyors pay particular attention to the condition of older construction elements. Many properties in this area date back to the Victorian era or earlier, and our detailed inspection will assess the current state of roofs, foundations, and structural elements that commonly show their age in period properties. We understand how traditional lime mortar between flint stones can deteriorate over decades of exposure to Kent's variable climate, and we know exactly what to look for when assessing these historic building techniques.

The survey includes a comprehensive assessment of damp levels using professional moisture meters, identification of any woodworm or rot in structural timbers, evaluation of the property's insulation and energy efficiency considerations, and checking the condition of the electrical and plumbing systems where visible. We also examine any extensions or alterations to ensure they have been properly constructed and with appropriate building regulation approvals. Our surveyors will specifically note any work that appears to lack proper documentation, as this could affect your mortgage offer or future saleability of the property.

Our Level 2 Survey reports typically run to 10-15 pages and are delivered within 3-5 working days of the inspection. We use clear, jargon-free language throughout our reports so that you don't need to be a property professional to understand our findings. Each section of the report includes our professional opinion on the condition of that element, along with recommended actions ranging from routine maintenance to urgent repairs that should be addressed immediately.

• Roof structure and covering condition
• Walls, foundations and subsidence indicators
• Damp and timber decay assessment
• Windows, doors and joinery
• Plumbing and electrical visible installations
• Extensions and alterations
• Energy efficiency considerations

The village of Petham, located in the scenic Kent countryside just outside Canterbury, contains a diverse mix of property types ranging from modern homes built in the 2020s to historic farm buildings converted into residential use. Properties in this area can face several common issues that our surveyors are trained to identify, particularly in older constructions where traditional building methods may differ significantly from modern standards. The village's proximity to Canterbury makes it popular with commuters, but the age of much of the housing stock means that buyers need to understand potential hidden issues before committing to a purchase.

Many properties in Petham feature traditional brick and flint construction, as evidenced by the historic barn conversions in the area that date back to the 1820s. While these materials are inherently durable, they can present challenges including weathering of mortar joints, movement in response to ground conditions, and specific damp issues related to the breathability of traditional walls. Our inspectors understand these construction methods and know what to look for when assessing properties built using historic techniques. We regularly see issues with lime mortar deteriorating in older properties, which can lead to water penetration if not properly maintained.

The Kent environment, with its mix of wet winters and relatively dry summers, can affect properties in various ways. We frequently see issues with roof coverings deteriorating over time, particularly on period properties where original tiles may have been in place for decades. Ground movement related to clay soils in parts of Kent can also affect foundations, and our surveyors will specifically look for signs of subsidence or movement that might indicate underlying problems. The chalk geology beneath much of Kent can also create specific drainage challenges that affect property foundations and damp levels.

Properties that have been extended or modified over the years require careful assessment to ensure that the work was carried out properly and with appropriate permissions. Our surveyors examine any extensions, conversions, or significant alterations to identify potential issues with structural integrity, damp penetration, or building regulation compliance that could affect your mortgage or future saleability. In Petham, where barn conversions are common, we pay particular attention to the quality of conversion work and whether appropriate building control sign-offs were obtained when the properties were transformed from agricultural to residential use.

Given the village's popularity and the premium prices commanded by period properties, understanding the true condition of a property before purchase is essential. Our surveys help you avoid costly surprises after completion by identifying issues while you still have negotiating leverage with the seller. buying a modest terraced cottage or a substantial detached family home, our thorough inspection gives you the information needed to proceed with confidence.