RICS Level 2 Home Survey in Ashford (TN24 9)

The RICS Level 2 Home Survey, formerly known as the HomeBuyer Report, is designed for properties in reasonable condition built with standard materials. Our chartered surveyors inspect the visible and accessible elements of the property, including the roof structure, walls, windows, doors, dampness, and integral fixtures. The survey follows RICS standards and provides a condition rating system (1, 2, or 3) for each element, making it easy to identify which issues require urgent attention.

In the TN24 9 area, where properties range from modern new builds like those at Crown Hill View to older terraced houses in Kennington, our surveyors are experienced in identifying issues common to both. We check for signs of dampness, which is particularly prevalent in older properties that may lack modern damp-proof courses, and assess roof conditions where exposure to Kent's weather can lead to tile deterioration and flashing defects. The report also includes a market valuation and insurance rebuild cost, giving you a complete picture of your investment.

Our surveyors use their local knowledge of Ashford's housing stock to provide context-specific insights. Properties in TN24 9 may be built on clay soil, which presents a subsidence risk during dry spells, and our reports flag any signs of movement or cracking that could indicate ground instability. We also note the condition of drainage systems and inspect accessible timber for signs of rot or woodworm, issues that can be costly to remedy if left unchecked.

When we inspect a property in Willesborough or Kennington, we're looking for the specific defects that affect this area. For instance, Victorian and Edwardian terraced houses often have solid walls without cavity insulation, making them more susceptible to penetrating damp. The original lime mortar pointing in these older properties can deteriorate, allowing water ingress. Meanwhile, newer properties built in the 1970s and 1980s may have concrete tile roofs reaching the end of their lifespan, with underlying felt that degrades over time.

• Visual inspection of all accessible areas
• Dampness testing using moisture meters
• Assessment of roof, walls, floors, and windows
• Identification of defects requiring urgent attention
• Market valuation and rebuild cost estimation
• Traffic light condition rating system

Our surveyors regularly encounter specific defects when inspecting properties throughout the TN24 9 area. Understanding these common issues helps you know what to expect from your survey report. One of the most frequent problems we identify is dampness, particularly in Victorian and Edwardian terraced houses found throughout Kennington. These properties were built without modern damp-proof courses, and if the original or lime mortar pointing has deteriorated, moisture can rise through the walls or penetrate during heavy rainfall.

Roof defects are another major finding in our TN24 9 surveys. Many properties in the area have roofs that are 50+ years old, and while tiles may appear serviceable from ground level, closer inspection often reveals slipped tiles, degraded flashing around chimneys, or deteriorated felt under tile coverings. In properties with flat roofs, particularly on extensions and dormer conversions, we frequently find signs of ponding or membrane degradation that could lead to leaks if not addressed.

Structural movement is a particular concern in TN24 9 due to the clay soil conditions beneath much of Ashford. During our inspections, we carefully examine walls for cracks that might indicate subsidence or settlement. The shrink-swell behavior of clay soils when moisture levels change can cause foundations to move, leading to cracking patterns that our surveyors are trained to recognise. We also check for signs of previous movement that may have been repaired, which could indicate ongoing instability.

Outdated electrical systems pose another significant risk in older TN24 9 properties. Many houses built before the 1990s still have original wiring that may not meet current safety standards. We cannot conduct a full electrical test as this requires a registered electrician, but we visually inspect the consumer unit, wiring condition where accessible, and socket outlets to identify obvious safety concerns that should be investigated before completion.

• Rising damp due to failed or missing damp-proof courses
• Penetrating damp from degraded pointing or render
• Roof tile slippage and flashing defects
• Subsidence cracks from clay soil movement
• Outdated electrical wiring and consumer units
• Timber rot in window frames and floor joists

The TN24 9 area presents specific challenges for property buyers that our surveyors are trained to identify. Ashford sits on clay-rich soils that are susceptible to shrink-swell movement, meaning properties can experience subsidence during prolonged dry periods. Our surveyors inspect walls, foundations, and external areas for cracks that might indicate movement, and we provide specific recommendations if subsidence is suspected. The British Geological Survey has identified this region as having elevated clay subsidence risk, making a professional survey particularly valuable.

Flood risk is another consideration in the Ashford area, with the Great Stour and East Stour rivers flowing through the town. While TN24 9 itself may not be in a high-risk flood zone, surface water flooding can occur after heavy rainfall, especially in areas with poor drainage. Our surveyors note the property's proximity to watercourses and assess the effectiveness of drainage systems. Additionally, for properties in one of Ashford's 43 conservation areas, we highlight any visible issues that might affect the property's heritage status.

The housing stock in TN24 9 includes a mix of property types, from Victorian and Edwardian terraced houses in Kennington to modern detached homes in recent developments. Older properties often feature traditional construction methods, including lime mortar and solid walls, which require different assessment criteria than modern cavity-wall constructions. Our surveyors understand these local variations and tailor their inspection accordingly, ensuring nothing important is overlooked.

New builds at developments like Crown Hill View bring their own set of considerations. While these properties are built to modern standards, our surveyors still check for build quality issues, snagging items, and problems that may not be obvious to buyers. Common issues in new builds include inadequate ventilation in roof spaces, poorly fitted windows and doors, and drainage issues from landscaping that hasn't been properly completed. Even new properties can benefit from a professional survey to document their condition at the time of purchase.

• Clay subsidence risk assessment
• Flood zone proximity evaluation
• Conservation area considerations
• Traditional building method knowledge
• Modern new build defect identification

Understanding the construction materials used in TN24 9 properties helps our surveyors provide accurate assessments. Traditional properties in the Ashford area were built using Kentish Ragstone, a limestone from the Hythe Formation, along with sandstones from the Wadhurst Clay and Tunbridge Wells Sand Formations. Brickearth deposits were used for historic brick manufacture, creating the distinctive red-brown bricks seen in many Victorian properties throughout Kennington and Willesborough.

Modern construction in TN24 9 follows contemporary building practices with materials including brick, concrete blocks, and render. New developments like Crown Hill View use brick elevations with uPVC windows and doors, and some properties feature fibre cement weatherboard cladding like Hardie Plank. Our surveyors understand how these materials perform in the local climate and can identify defects specific to each construction type.

The geological conditions beneath TN24 9 also influence property performance. The area sits on a succession of sedimentary rocks including chalk, clay, and sandstone, with the Weald Clay Formation and Wadhurst Clay Formation present beneath much of the built-up area. This clay-rich geology is what causes the subsidence risk that our surveyors carefully assess during every inspection. Properties with shallow foundations or those with trees planted close to the structure are particularly vulnerable to movement as the clay soil shrinks during dry weather.