RICS Level 2 Survey in TN25 6

Our RICS Level 2 Survey provides a thorough inspection of the property's accessible areas, examining the condition of the roof, walls, floors, windows, doors, and key building systems. We assess both the interior and exterior of the property, looking for signs of dampness, structural movement, roof defects, and issues with plumbing or electrical installations. The survey uses a traffic light rating system to clearly indicate the condition of each element, giving you an easy-to-understand overview of any areas requiring attention. Our team will inspect outbuildings, garages, and boundary walls where these form part of the property and are accessible.

Properties in the TN25 6 area present unique challenges for surveyors. Many homes in villages like Sellindge, Smeeth, and Brabourne Lees were built using traditional Kentish construction methods, including timber-framed walls with brick nogging, Kentish Ragstone foundations, and clay tile roofing. These older properties, while full of character, often require careful inspection for signs of age-related deterioration, including damp penetration, roof tile deterioration, and potential structural movement that can occur in properties of this age. We have inspected numerous properties in this area and understand the specific concerns that arise with traditional Kentish construction.

Our inspectors pay particular attention to the local geology when assessing properties in TN25 6. The area sits on clay soils that are susceptible to shrink-swell behaviour, meaning foundations can move as the soil contracts during dry spells and expands during wet periods. This can lead to subsidence or heave, which manifests as cracks in walls, uneven floors, or doors that no longer close properly. Our surveyors are trained to identify the subtle signs of such movement and will recommend further investigation by a structural engineer if necessary. The British Geological Survey identifies medium to high plasticity clay soils in parts of Kent that require specialist assessment.

We also examine the condition of drainage systems, which is particularly important in rural TN25 6 where many properties rely on septic tanks or private sewage treatment systems rather than mains drainage. These systems require regular maintenance and can represent significant unexpected costs for buyers. Our inspectors will note the location of septic tanks, their apparent condition, and any obvious defects that might require further investigation by a drainage specialist.

• Roof structure and covering
• Wall construction and condition
• Damp and moisture detection
• Windows and doors
• Plumbing and water systems
• Electrical condition
• Structural movement indicators
• Drainage and gutters

Based on our extensive experience surveying properties across the TN25 6 area, we frequently encounter several recurring issues that buyers should be aware of. Dampness is perhaps the most common defect we identify, particularly in period properties built before modern damp proof courses were standard. The traditional construction methods used in many Sellindge and Mersham cottages, with their solid walls and lime-based mortars, can allow moisture to penetrate if the property has not been properly maintained or if modern cement-based renders have been applied incorrectly, trapping moisture within the walls.

Roof defects are another frequent finding in our surveys across this postcode. Many properties feature traditional clay tile roofs that have exceeded their expected lifespan, with broken or missing tiles, deteriorated ridges, and worn lead flashings around chimneys. We often discover that flat roof sections, particularly on extensions and porches, have exceeded their serviceable life and are showing signs of ponding or membrane deterioration. Given the age profile of properties in this area, we recommend particular attention to roof condition during property viewings.

Outdated electrical installations are consistently identified as a concern in older TN25 6 properties. Many homes still contain original wiring from the 1960s or earlier, which may not meet current electrical safety regulations. We check consumer units, wiring condition, and the presence of earthing and bonding. Our reports will flag any obvious deficiencies and recommend that a registered electrician carry out a fuller Electrical Installation Condition Report (EICR) before completion.

Structural movement, while not always immediately obvious, is a key concern in TN25 6 due to the clay soils underlying much of the area. We look carefully for cracks in walls, particularly those that are diagonal or appear to be spreading, as well as signs of movement around door and window openings. Doors that stick or do not close properly can indicate subtle subsidence or settlement issues. Where we identify significant concerns, we always recommend further investigation by a structural engineer before you proceed with your purchase.

• Rising damp and damp penetration
• Roof tile deterioration and leaks
• Outdated electrical wiring
• Signs of subsidence or structural movement
• Rotten or damaged timber
• Defective windows and doors
• Poor drainage and gutter condition

The TN25 6 postcode encompasses several villages, each with its own character and housing stock. In Sellindge, you will find a mix of older cottages and more recent developments, while Mersham and Smeeth feature historic properties, many of which may be listed or within conservation areas. Understanding the local property types helps our surveyors tailor their inspection to the specific challenges each property presents. The village of Brabourne Lees, also within this postcode, similarly contains a variety of property ages and styles that require knowledgeable assessment.

Many properties in this area were constructed using traditional methods that differ significantly from modern construction. Timber-framed houses with rendered or brick infill panels are common, as are properties built with Kentish Ragstone, a local limestone that was traditionally used for foundations and boundary walls. These materials can deteriorate over time, particularly when exposed to the elements, and may require specialist assessment. Our surveyors are experienced in evaluating properties built with these traditional materials and can identify issues that might be missed by a less experienced inspector. Tile hanging, a distinctive feature on many upper storeys in the area, requires careful inspection for damaged or missing tiles.

The rural nature of TN25 6 means that many properties have large gardens, outbuildings, and septic tanks or private drainage systems rather than mains sewage connections. These additional features require specific inspection and can represent significant ongoing costs for buyers. Our Level 2 Survey includes assessment of outbuildings and drains where accessible, flagging any potential issues that could affect your investment. We also note the condition of fencing and boundary walls, which in rural properties can extend over significant areas and require substantial maintenance.

Properties near the East Stour river, which flows through parts of the TN25 area, may have considerations related to drainage and potential flood risk. While current flood warnings are low for the immediate area, our surveyors will note any signs of previous water damage or drainage issues that could indicate a problem during periods of heavy rainfall. The Environment Agency flood risk data indicates a long-term risk from rivers and surface water in the wider area, which we take into account during our inspection.

The Ashford borough contains 43 conservation areas, and while specific designations within TN25 6 may vary, villages like Brabourne are known to have conservation area status. Properties in these areas often have additional planning constraints, and our surveyors understand how to identify features of historical and architectural significance. If a property is listed, we will note this and recommend specialist advice, as listed buildings require careful assessment of their historical features and any previous alterations that may require Listed Building Consent.

• Period cottages (pre-1919)
• Timber-framed properties
• Kentish Ragstone buildings
• Modern family homes
• Properties with large gardens
• Homes with private drainage
• Properties in conservation areas
• Listed buildings

Once your survey is complete, you will receive a comprehensive RICS Level 2 Survey report that clearly explains the condition of the property. The report uses an easy-to-understand traffic light system, with red indicating serious issues requiring urgent attention, amber highlighting matters that should be addressed, and green showing areas in satisfactory condition. Each section of the property is given a condition rating, and the report includes photographs of any defects found. This clear presentation helps you quickly identify the most important issues that need attention.

The report also includes our professional opinion of the property's value, allowing you to compare the survey findings against the price you have agreed to pay. We provide an independent valuation based on our knowledge of the local market, taking into account the current property prices in TN25 6 and the wider TN25 area. If significant defects are identified, you can use this information to renegotiate the purchase price, request that the seller carries out repairs before completion, or in some cases, withdraw from the transaction without losing your deposit. Our valuers are experienced in the local market and understand how defects can impact value.

We understand that not everyone is familiar with building terminology, which is why our reports are written in clear, plain English. Technical terms are explained, and the report includes a helpful glossary. If you have any questions after reading your report, our surveyors are available to discuss the findings over the phone and explain any aspect of the survey that you would like clarified. We want you to feel confident in understanding exactly what you are buying and any issues that may affect your investment.