RICS Level 2 Survey in TN18 4 Cranbrook

Our RICS Level 2 survey provides a detailed inspection of all accessible parts of the property, including the roof, walls, floors, doors, windows, and plumbing and electrical systems. We examine the condition of the building from top to bottom, checking for signs of damp, rot, structural movement, and other defects that might not be visible during a casual viewing. The survey also assesses the property's energy efficiency and highlights any urgent repairs that may be needed within the next five years.

For properties in TN18 4, our inspectors pay particular attention to issues commonly found in the local housing stock. Many properties in this area were built before 1970, meaning they may have solid walls rather than modern cavity wall construction, outdated electrical wiring, and older roofing systems that require careful inspection. We also check for signs of subsidence, which can be a concern in areas with clay soils similar to those found in parts of Kent. The Gault Clay and Wealden Clay deposits that exist in this region can cause shrink-swell movement affecting foundations.

The survey result is a comprehensive written report that includes clear ratings for each element of the property - from "satisfactory" to "urgent repairs needed" - along with photographs and expert recommendations. We highlight defects that are both immediately noticeable and those that may develop into more serious problems if left unaddressed. This gives you the information needed to negotiate on price, request repairs, or decide whether to proceed with the purchase.

We assess the property's thermal efficiency and will note where insulation is missing or inadequate, which is particularly relevant for older properties with solid walls that were not originally designed to meet modern energy standards. Our report will flag any junction details where heat loss is likely and provide guidance on potential improvements that could reduce your future energy costs.

• Roof and loft structure
• Walls, foundations and damp proof course
• Windows, doors and joinery
• Plumbing and electrical systems
• Garage and outbuildings
• Gardens and external areas

Our experience surveying properties across Cranbrook and Hawkhurst means we know the specific issues that frequently affect homes in this area. Damp is one of the most common problems we encounter, particularly in period properties with solid walls that lack proper damp proof courses or have been incorrectly insulated. Rising damp can affect ground floor walls, while penetrating damp often appears in roofs and chimneys that haven't been properly maintained. The high water table in some parts of Kent can exacerbate rising damp issues, especially in properties with compromised damp proof courses.

Roof defects are another frequent finding in TN18 4 surveys. Many older properties have original roofing that has been patched over the years with mismatched tiles or materials. We regularly identify issues with flashing, verges, and ridge tiles that can lead to water ingress. The condition of the roof is particularly important given the Kent climate, where heavy rain and frost can accelerate damage to vulnerable areas. Properties along Stone Street and the older parts of Hawkhurst often have traditional clay tiles that may be over 100 years old.

Timber defects, including rot and woodworm, affect properties with wooden elements such as floorboards, door frames, and window joinery. These issues can be hidden beneath surface finishes, making them difficult to detect without a professional inspection. We also commonly find outdated electrical installations in properties that haven't been updated for decades, which represents both a safety concern and a potential cost factor for buyers. Electrical safety is a particular priority for properties built before modern wiring regulations were introduced.

Subsidence is worth particular attention in parts of Kent where clay soils are prevalent. Properties built on shrink-swell clay can experience movement as the ground moisture levels change through the seasons. We look for signs of cracking, doors and windows that stick, and other indicators of structural movement that might suggest foundation issues. The recent dry summers have increased concerns about clay shrinkage in many Kent properties.

Your RICS Level 2 report uses a consistent rating system to assess each element of the property. Elements are rated as either satisfactory, requiring attention, requiring urgent repair, or where inspection is not possible. This standardized approach makes it easy to understand which issues are most serious and which can be addressed over time. The report also includes an overall opinion on the property's condition and advice on what should be done before completion.

We understand that receiving a report with multiple issues can be concerning. It's important to remember that most properties have some defects, and not all issues are deal-breakers. The purpose of the survey is to give you a complete picture so you can make an informed decision. Many issues identified in our TN18 4 surveys are relatively minor and can be addressed as part of routine maintenance once you move in. For example, a few missing roof tiles or some worn sealant around windows are common findings that don't necessarily require extensive remediation.

For more serious issues, we provide specific recommendations about what action to take. This might include consulting a structural engineer, a damp specialist, or a qualified electrician for further investigation. We never exaggerate issues or create unnecessary concern, but we do make sure you're fully aware of any problems that could affect the property's value or your safety. When we recommend further investigation, we'll explain why and what the potential implications might be.