RICS Level 3 Building Survey Burmarsh

Properties in Burmarsh present specific challenges that make a RICS Level 3 Survey particularly valuable. The village sits on Romney Marsh, an area with complex geology that includes clay-rich soils prone to shrink-swell movement. This means properties can be affected by ground movement as the soil contracts during dry periods and expands when wet, a particular concern given Kent's susceptibility to this type of subsidence. Our inspectors are trained to identify the signs of this type of movement, including cracking patterns, door and window alignment issues, and gaps between walls and floors. We've seen numerous properties in the TN29 area showing evidence of foundation movement related to these soil conditions.

Many properties in Burmarsh are older, with some dating back several centuries. The village contains several listed buildings, including the Grade II* All Saints' Church with its Norman Caen stone construction and later Ragstone additions. The Shepherd and Crook Public House and Rothschild Farmhouse are among the Grade II listed properties in the area, indicating the historical significance of older construction here. Older properties often have traditional construction methods that differ significantly from modern building techniques, and our surveyors understand these unique characteristics. We check for common issues in period properties such as timber decay, inadequate ventilation, historic damp problems, and the condition of original features.

The marshland location also means flood risk is a consideration for property buyers in Burmarsh. While the area has benefited from drainage systems and flood defences over centuries, being situated on low-lying marshland means properties can be vulnerable to water ingress, particularly during extreme weather events. The Environment Agency prioritises clearance of waterways in the Romney Marsh Area for flood risk management, reflecting the ongoing concern about water levels in this region. Our Level 3 Survey includes assessment of flood risk factors and the condition of drainage systems around the property.

• Ground movement assessment
• Flood risk evaluation
• Structural integrity check
• Damp and rot investigation
• Roof and chimney condition
• Electrical and plumbing overview

The RICS Level 3 Survey provides an exhaustive examination of your property's condition. Our inspectors assess the structural integrity of the building, examining walls, floors, ceilings, and the roof structure. We identify any signs of movement, cracking, or structural concern, and provide professional advice on whether repairs are necessary and how urgent they are. For Burmarsh properties with older construction, we pay particular attention to load-bearing walls, beams, and joists, checking for signs of rot or insect damage that can compromise structural stability.

We thoroughly inspect the roof, including the covering materials, flashing, chimneys, and gutters. In Burmarsh, where properties may have older roof structures, we check for signs of deterioration, previous repairs, and potential leak sources. Our surveyors also examine the condition of flat roofs and any dormer windows, which can be particular problem areas in older properties. Given the coastal exposure in this part of Kent, we pay special attention to storm damage and corrosion of metal components.

The report includes assessment of dampness and timber conditions, which are common concerns in properties of any age but especially so in older Marsh homes. We use visual inspection techniques to identify signs of rising damp, penetrating damp, and condensation. Where we suspect underlying issues, we provide recommendations for further specialist investigation. Our report also covers windows and doors, stairs and balustrades, and the condition of external decorations. We assess the effectiveness of existing damp-proof courses and ventilation, which are frequently inadequate in period properties.

Burmarsh and the surrounding Romney Marsh area have a rich architectural history that reflects the unique geography of the area. Properties here have been built using materials sourced locally, including brick and timber framing traditional to Kent. The All Saints' Church showcases Norman Caen stone and later Ragstone construction, demonstrating the historical building materials used in the area. Roman bricks have also been found in the church structure, suggesting reuse of materials from earlier Roman settlements. Our surveyors understand these traditional construction methods and can identify related defects that might otherwise go unnoticed.

Many residential properties in Burmarsh will have been constructed using traditional brickwork and solid floor constructions, which differ significantly from modern cavity wall builds. These older construction methods can present specific issues including limited insulation, susceptibility to damp, and the presence of historic building materials that may now be considered substandard. We often find that solid walls lack adequate cavity insulation, and original windows may be single-glazed, affecting energy efficiency. Our Level 3 Survey identifies these issues and provides practical recommendations for improvement where appropriate.

The local geology presents specific considerations for property owners. Kent falls within an area identified as susceptible to clay shrink-swell subsidence, where clay-rich soils expand and contract with moisture changes. This ground movement can affect foundations and lead to structural issues over time, particularly during dry summers followed by wet winters. Our surveyors are experienced in identifying the signs of this type of movement and can advise on the appropriate remediation if required. In recent years, claims for subsidence damage have increased following hot, dry summers, making this a timely concern for buyers.