RICS Level 2 Survey in Tovil, Maidstone

Our RICS Level 2 Survey provides a thorough inspection of the property's visible and accessible elements. We examine the walls, roof, floors, windows, doors, and plumbing and electrical systems, giving you a clear picture of the property's condition. The survey includes a detailed assessment of any defects found, categorising them by severity and explaining what repairs might be needed now versus what could become an issue in the future. We use the RICS traffic light rating system to clearly highlight which issues require urgent attention, which should be addressed soon, and which are minor matters worth noting.

For properties in Tovil, our surveyors pay particular attention to issues common in the local housing stock. The area's Gault Clay geology means we carefully check for signs of subsidence or ground movement, which can cause cracking in walls and structural problems. We also examine properties for damp issues, particularly in older buildings where original damp-proof courses may have failed or been bypassed during renovations. Our inspectors look at the condition of pointing and render, as these are common failure points on period properties that allow water penetration.

The survey report we produce is comprehensive but written in plain English. We include photographs of key defects, explain the construction methods used, and provide practical advice on next steps. Where we identify issues that require specialist investigation, we recommend appropriate professionals such as structural engineers, damp specialists, or qualified electricians. We also include estimated cost guidance for major repairs, helping you plan your budget after purchase.

Our inspection covers the exterior of the property thoroughly, including the roof, gutters, downpipes, walls, windows, and doors. We assess the condition of boundary walls, fences, and any outbuildings. For properties with gardens, we note any trees close to the building that might affect foundations. We also check the drainage system where accessible, looking for signs of blockages, leaks, or inadequate falls that could cause problems.

• Structural assessment
• Damp and moisture inspection
• Roof condition review
• Electrical and plumbing checks
• Boundary and site inspection
• Energy efficiency considerations

Our surveyors regularly identify several recurring issues when inspecting properties across Tovil. Damp problems feature prominently, particularly in older properties built before 1945 with solid brick walls rather than modern cavity construction. Rising damp occurs when ground moisture rises through porous brickwork, while penetrating damp often results from damaged pointing, failing render, or blocked gutters. Properties with inadequate ventilation also suffer from condensation issues, particularly in kitchens and bathrooms. We use moisture meters to assess damp levels and can advise on appropriate remediation measures.

Roof conditions frequently require attention, especially on older properties with original slate or clay tile coverings. We commonly find slipped tiles, deteriorated pointing to ridge tiles, blocked gutters, and felt that has passed its useful life. For properties built during the mid-century boom (1945-1980), concrete tile roofs may be reaching the end of their expected lifespan and showing signs of deterioration. Our inspection includes accessing the loft space where safe to do so, allowing us to assess the underside of the roof structure for signs of leaks, rot, or inadequate insulation.

Electrical and plumbing systems in pre-1980s properties often need updating to meet current standards. Original wiring may not have earth bonding, and consumer units are frequently outdated. Similarly, lead water pipes or old galvanized steel plumbing can affect water quality and pressure. Our survey includes a visual assessment of these systems with recommendations for further investigation by qualified electricians and plumbers. We cannot test the systems, but we can identify obvious hazards and advise on the age and condition of visible installations.

The local geology presents specific challenges that our surveyors are trained to identify. Gault Clay expands and contracts with moisture changes, causing ground movement that manifests as cracking in walls, particularly in properties with shallow foundations. Our surveyors are trained to distinguish between minor settlement cracks and more serious structural movement indicating subsidence. We measure crack widths and monitor patterns to assess whether movement is active and what remedial work might be needed. We also check for trees close to buildings, as vegetation can exacerbate clay-related movement by extracting moisture from the soil.

Properties in Tovil near the River Medway face flood risk that warrants careful consideration. We check for flood resilience measures such as proper drainage, raised electrics, and water-resistant materials in lower floors. If the property has a history of flooding, this will be noted in our report, and we can advise on appropriate surveys or investigations to assess the extent of the risk. Surface water flooding can also affect low-lying areas, particularly during heavy rainfall events, so we note the property's position relative to surrounding ground levels.