RICS Level 2 Survey in Wickhambreaux

A RICS Level 2 Survey provides a thorough inspection of the property's condition, identifying any defects or issues that may affect its value or require attention. Our inspectors examine all accessible areas of the building, including the roof, walls, floors, windows, and doors, as well as the condition of services such as plumbing, electrical, and heating systems. We use a systematic approach to ensure no area is overlooked, following RICS standards rigorously.

Given the age of properties in Wickhambreaux, with many homes predating 1919 and numerous listed buildings within the Conservation Area, our surveyors pay particular attention to common issues found in period properties. This includes checking for signs of damp (rising and penetrating damp), assessing the condition of traditional roof structures, examining timber elements for rot or woodworm, and evaluating older electrical and plumbing installations that may not meet current regulations. We've found that many Victorian and Edwardian properties in the area still have their original wiring, which presents safety concerns.

The survey also includes a comprehensive assessment of the property's value, taking into account local market conditions in Wickhambreaux and the wider Canterbury area. We provide clear, jargon-free reporting that highlights any urgent defects requiring immediate attention, as well as issues that may require future maintenance or renovation. Our traffic light rating system makes it easy to prioritise repairs and understand the overall condition of the property.

We specifically examine the impact of the River Stour on properties in lower-lying parts of the village, checking for flood resilience measures and any signs of previous water damage. The geological conditions also require careful assessment, as clay deposits in the area can affect foundations, particularly for older properties with traditional footings.

• Visual inspection of all accessible areas
• Assessment of construction defects
• Evaluation of damp and timber problems
• Check of services and installations
• Market value assessment
• Advice on repairs and maintenance
• Flood risk assessment
• Foundation and subsidence evaluation

The village of Wickhambreaux falls within a designated Conservation Area, meaning many properties are subject to special planning controls and restrictions. If you're considering purchasing a listed building or a property within the Conservation Area, our surveyors will assess how these designations may affect your renovation plans and ongoing maintenance obligations. We've encountered numerous properties along The Street and The Green that carry listed status, requiring careful consideration before any alterations.

The local geology in the Wickhambreaux area includes clay deposits from the Thanet Formation and Seaford Chalk Formation, which can present shrink-swell risks for properties with shallower foundations. This is particularly relevant for older buildings that may have traditional footings. Our inspectors look for signs of subsidence or movement that could indicate foundation issues, especially following periods of extreme weather. The superficial deposits of River Terrace Deposits of sand and gravel overlying the bedrock add complexity to ground conditions.

Many properties in Wickhambreaux feature traditional construction methods common to Kent, including solid brick walls, Kentish ragstone, and timber framing with render. These construction types require specific knowledge to assess properly, and our team brings local expertise to every survey we conduct in the village. We understand how these traditional materials perform in the local climate and can identify common defects associated with each construction type.

Properties near the River Stour require particular attention regarding flood risk. We've surveyed homes in low-lying areas that have experienced flooding in the past, and our reports include detailed assessments of flood resilience measures, damp-proofing, and any visible signs of previous water damage. The medium to high flood risk from the river means this is a critical consideration for buyers.

• Conservation Area restrictions
• Listed building considerations
• Traditional construction methods
• Local geology and ground conditions
• Flood risk from River Stour

Our experience surveying properties throughout Wickhambreaux has revealed several recurring issues that buyers should be aware of. Damp problems are particularly prevalent in the older properties that dominate the village, with many lacking modern damp-proof courses or having ones that have failed over time. We've inspected numerous cottages where rising damp has caused damage to internal plasterwork and skirting boards, often requiring professional remediation.

Roof condition is another significant concern in the area. Many properties feature traditional slate or clay tile roofs that have exceeded their expected lifespan, with slipped tiles, degraded flashing, and failing leadwork commonly identified during our surveys. Properties in Wickhambreaux often have complex roof structures with multiple valleys and penetrations that require careful inspection. We've found that leadwork around chimneys and roof windows is frequently in need of attention.

The local geology presents specific challenges for foundations. The clay deposits underlying much of the Wickhambreaux area can cause shrink-swell movement, particularly during periods of drought or heavy rainfall. Properties built before modern building regulations may have shallow traditional footings that are more susceptible to this movement. We've identified properties showing signs of structural movement that appears related to these ground conditions.

Electrical and plumbing installations in older properties frequently require updating. Many homes in the village still contain original wiring from the mid-20th century or earlier, which does not meet current safety standards. Similarly, lead or galvanised steel water pipes are still encountered, presenting both water quality and pressure issues. Our surveys highlight these concerns and recommend appropriate further investigation by qualified electricians and plumbers.