RICS Level 3 Building Survey in Cheriton

Cheriton sits in a distinctive geological zone that significantly impacts local properties. The underlying Gault Clay presents a moderate to high shrink-swell risk, meaning foundations can move as the clay expands when wet and contracts during dry periods. This movement often manifests as cracking in walls, particularly in older properties built before modern foundation standards were introduced. Our surveyors know exactly what to look for and can distinguish between minor settlement cracks and serious structural movement that requires immediate attention.

The area's proximity to the coast also brings specific challenges. Properties in Cheriton frequently suffer from damp and moisture problems due to coastal humidity, particularly in homes with inadequate ventilation. Missing roof tiles, faulty flashing, and deteriorating pointing are common issues our inspectors find, especially on early 20th-century terraced properties that make up much of the local housing stock. These defects may not be visible during a casual viewing but can lead to significant repair costs if left untreated.

Additionally, the Pent Stream that runs through Cheriton creates flood risks that property buyers should be aware of. Surface water flooding can occur in urbanised sections during heavy rainfall, affecting basements and ground-floor accommodations. Our survey includes assessment of flood risk indicators and drainage systems, ensuring you have a complete picture of environmental factors affecting the property.

The local housing market has seen some price adjustment recently, with reported declines of 1% to 3.2% over the last twelve months. This makes getting a detailed survey even more important, as you want to ensure any price negotiation reflects the true condition of the property. Our report gives you the ammunition you need to renegotiate if significant defects are found.

Based on our experience surveying properties throughout Cheriton and the surrounding Folkestone area, several defect patterns emerge regularly. Damp and moisture penetration ranks among the most frequent issues, affecting both older properties with solid walls and newer homes where condensation becomes trapped due to modern sealing standards. Our surveyors use moisture meters and thermal imaging to identify damp that may not be apparent to the untrained eye, including rising damp in ground-floor walls and penetrating damp in roof spaces. The coastal location means salt-laden air can accelerate weathering of external brickwork and render, particularly on south-facing elevations.

Roof defects are particularly common given the age profile of much of Cheriton's housing stock. Missing or slipped tiles, deteriorated ridge pointing, faulty valley gutters, and damaged flashing around chimneys all feature regularly in our survey reports. These defects can allow water ingress that leads to timber decay, plaster damage, and potentially serious structural problems if not addressed promptly. Our inspectors access roof areas where safely possible and report on the condition of tiles, felt, battens, and rafters. We have found that many Victorian and Edwardian roofs in the area have original timber that, while sound, may have been repaired with inappropriate materials over the years.

Structural movement related to clay shrink-swell affects many properties in the area. Our surveyors are trained to identify the signs of this type of movement, including cracking patterns in walls (particularly diagonal cracks around door and window openings), doors and windows that stick or don't close properly, and uneven or bouncy floors. We assess whether movement is active and whether previous repairs have been carried out to a suitable standard. Properties with large trees nearby are particularly vulnerable, as tree roots extract moisture from the clay, exacerbating the shrink-swell cycle. We have surveyed several properties on streets like The Crescent and Cherry Garden Avenue where mature trees have caused foundation movement that required structural intervention.

Drainage issues are another common finding in Cheriton. The local clay soil can cause movement in underground drainage pipes, leading to cracks, displaced joints, and blockages. We inspect gullies, gutters, and downpipes externally and will note any signs of ponding or inadequate fall that could lead to water penetration. For properties with septic tanks or cess pools, which are occasionally found in the larger plots on the outskirts of Cheriton, we include assessment of these systems as part of our comprehensive survey.

While Cheriton is primarily characterised by its early 20th-century housing stock, there have been several new build developments in recent years. The Brockman House development, completed in 2022, replaced the former Brockman Family Centre and provides 27 units of social housing. While this particular development is for social rent, other small-scale infill developments continue to come forward in the area, and the nearby Shorncliffe Heights development by Taylor Wimpey serves the wider Folkestone market with homes off Royal Military Avenue.

Even new build properties benefit from a Level 3 Building Survey. While the NHBC warranty provides protection, it does not cover every defect, and snagging issues are frequently found in newly constructed homes. Our surveyors check the quality of workmanship, verify that building regulations have been complied with, and identify any defects that the developer should rectify before your warranty period begins. For new builds, we can also offer a snagging list service if you prefer a more focused inspection.

The Shorncliffe Heights development, although technically in Folkestone, is often considered by Cheriton buyers due to its proximity. Properties in this development will have their own specific issues to watch for, including those related to modern construction techniques and the accelerated drying-out period that newbuilds go through. Our surveyors are familiar with the common issues found in Taylor Wimpey properties and can provide advice for buyers in this development.

Understanding the construction of your Cheriton property is essential for identifying potential issues. The majority of terraced properties in Cheriton were built using traditional masonry construction with red brick external walls and internal timber frame. These properties typically have solid ground floors (often with concrete slabs) and timber first floors. The solid walls, while durable, can be prone to damp penetration if the render or pointing deteriorates, and our surveyors pay close attention to the condition of these elements.

Semi-detached properties built in the 1920s and 1930s often feature cavity wall construction, though this was not universal in the early years of cavity wall adoption. We check whether the cavity has been adequately insulated and whether any bridging has occurred that could lead to damp problems. Many of these properties have been modernised over the years, and we assess whether alterations like loft conversions or extensions have been carried out with proper building control approval.

For properties in Cheriton that predate the 1900s, we apply particular scrutiny to the structural elements. These older properties may have shallow foundations, load-bearing timber frames, or non-standard construction that requires specialist assessment. Our surveyors are experienced in evaluating historic buildings and will recommend a structural engineer if we identify any concerns that require further expert analysis. We understand that character properties may have historic defects that are acceptable for the age of the building but still need to be documented for your information.