RICS Level 3 Building Survey Folkestone CT20 2

The RICS Level 3 Building Survey represents the gold standard in property inspection. Unlike basic surveys, this comprehensive assessment evaluates the structural integrity of the property, identifying defects, their cause, and the likely cost of repairs. Our inspectors in the Folkestone area have extensive experience with the common issues affecting properties in CT20 2, including those arising from the local geology and coastal exposure.

Folkestone sits atop the Folkestone Formation sands, which are prone to erosion and instability. This geological factor, combined with the area's history of landslides particularly along The Leas cliff top, makes professional structural assessment essential for any property purchase in CT20 2. Our surveyors understand these local ground conditions and pay particular attention to signs of movement, cracking, or coastal erosion damage that might not be apparent to the untrained eye. Major landslide events occurred in late 2023 and early 2024 in the Folkestone area due to poorly cemented Folkestone Formation sands and heavy rainfall, highlighting the real risks that properties in this area can face.

The town also boasts 126 listed buildings, many located within conservation areas including the Old Town. Properties of this age and character require an experienced surveyor who understands traditional construction methods and the specific requirements for maintaining historic buildings. A Level 3 survey provides the detailed assessment needed for listed building consent applications and helps identify any unauthorized alterations that could complicate future ownership. The Folkestone & Hythe District Council maintains strict planning controls in these areas, and understanding any breaches before purchase can save significant headaches later.

Properties along The Leas and near the cliff edges face elevated risks from coastal erosion and landslides that are specific to this part of Folkestone. A Level 3 survey includes specific assessment of these ground stability risks, which standard surveys may not adequately address. Our surveyors will examine retaining walls, check for signs of recent movement, and assess the proximity of the property to areas known for landslip activity.

• Complete structural assessment
• Detailed defect analysis with causes
• Repair cost estimates
• Ground stability evaluation
• Advice on renovation plans
• Specialist assessment for listed buildings

Properties along The Leas in Folkestone represent some of the most desirable real estate in CT20 2, with stunning sea views and proximity to the town centre. However, these cliff top locations come with unique structural challenges that our surveyors are trained to identify. The underlying geology of the area, composed of Folkestone Formation sands, is particularly susceptible to erosion and slope instability, especially during periods of heavy rainfall.

We have seen several significant landslip events in the area in recent years, with major incidents occurring in late 2023 and early 2024. Our Level 3 surveys for cliff top properties include a specific assessment of retaining structures, boundary walls, and any visible signs of ground movement. We examine the condition of drainage systems, as poor surface water management can accelerate erosion problems. For properties in these locations, we may recommend further specialist geotechnical investigation if our initial findings raise concerns.

If you are considering purchasing a property along The Leas or other cliff top locations in CT20 2, a Level 3 survey is strongly recommended over simpler survey options. The additional cost of a comprehensive survey is minimal compared to the potential cost of dealing with ground stability issues that could run into tens of thousands of pounds. Our surveyors provide clear, practical advice on any risks identified and what remediation options may be available.

Our experience surveying properties throughout CT20 2 has identified several recurring defect patterns. Coastal properties in Folkestone frequently suffer from damp and moisture penetration, accelerated by the high humidity and sea air. This is particularly prevalent in older Victorian and Edwardian properties where original breathable construction has been compromised by modern cement-based renders or insulation installations. Salt crystallization from sea spray can also cause deterioration of external render and brickwork over time, a issue we commonly identify in properties within walking distance of the seafront.

Roof defects represent another significant finding in local surveys. Missing tiles, faulty flashing, and sagging roof structures are commonly identified, especially in period properties where original clay tile roofs have exceeded their expected lifespan. Our inspectors examine roof spaces thoroughly, assessing not only the covering materials but also the condition of supporting timbers for signs of rot or insect damage. In older Folkestone properties, we often find that original roof structures were designed for lighter covering materials, and the addition of modern concrete tiles can cause structural stress.

Subsidence related to clay shrink-swell affects properties throughout Kent, including those in the CT20 2 area. The South East of England contains extensive clay deposits that contract during dry periods and expand when wet. This ground movement can cause structural damage appearing as cracking in walls, sticking doors or windows, and movement in roof structures. Given the recent climate patterns with alternating dry and wet seasons, our surveyors pay particular attention to signs of ongoing ground movement.

The age of much of Folkestone's housing stock means that many properties have been subject to alterations and extensions over the years, sometimes without proper building control approval. Unregulated extensions are a common finding, and these can bring structural implications that need to be properly assessed. Our Level 3 survey identifies any such works and assesses whether they appear to have been properly constructed and whether they may affect the property's value or your ability to obtain insurance.

• Damp and condensation issues
• Roof defects and deterioration
• Subsidence and ground movement
• Defective windows and doors
• Unregulated extensions
• Timber decay and rot
• Coastal erosion damage
• Issues with retaining walls

With detached properties in CT20 2 averaging £755,833 and the overall CT20 area showing properties at £294,573, the financial commitment of purchasing a property in Folkestone is substantial. A RICS Level 3 Building Survey typically costs between £600-£1,500 depending on property size and complexity, representing less than 0.5% of the purchase price for most properties in the area. This relatively modest investment can reveal issues that would cost thousands to repair and potentially save you from making a costly mistake.

The High-Speed 1 rail link has made Folkestone increasingly popular with commuters, driving demand and competition for properties. In this market, having a detailed survey report gives you leverage in negotiations. If significant defects are identified, you can request repairs, seek a price reduction, or in some cases, renegotiate terms based on the true cost of bringing the property to a satisfactory standard. Our reports are written in a clear, professional manner that makes them suitable for presenting to vendors or their solicitors.

Folkestone has benefited from significant regeneration, including the Harbour Arm and Creative Quarter developments. These investments have transformed parts of the town and attracted new buyers and investors. However, some of these regenerated areas involve converted buildings that may have hidden structural issues. A Level 3 survey is particularly valuable for converted properties where the original construction has been significantly modified. We assess whether the conversion work appears to have been properly carried out and whether any structural changes have been adequately supported.

The recent development at Ingles Gardens / Jointon Mews (CT20 2RF) by Murston Construction demonstrates the new build activity in the area, with 31 houses and 4 apartments completing. Even for newer properties like those in this development, a Level 3 survey can identify any construction defects that may not be apparent during a viewing. New builds can have hidden issues particularly in roof structures, insulation, and moisture management systems that our experienced surveyors know to look for.

Understanding the construction methods used in Folkestone properties is essential for identifying potential issues. The town's architectural heritage includes Victorian, Edwardian, and Georgian buildings, each with their own characteristics. Victorian properties in Folkestone typically feature solid brick walls, often constructed with local bricks that may be more porous than modern engineering bricks. These solid walls rely on breathability to manage moisture, and modern additions like cement render can trap moisture leading to damp problems.

Many of the older properties in CT20 2 were built with traditional lime mortar pointing rather than cement mortar. Over time, cement-based mortars may have been used for repointing, which can cause problems as cement is harder than the bricks themselves, forcing moisture into the brickwork rather than allowing it to escape. Our surveyors are trained to identify these issues and assess whether they are causing or contributing to damp problems in the property.

The flat and low-pitch roofs commonly found on some period properties in Folkestone present specific challenges. These were often constructed using timber joists with felt or asphalt coverings that have a limited lifespan. We commonly find that these flat roof structures have been patched numerous times over the years and may be approaching the end of their useful life. Our detailed assessment includes the condition of all roof structures, including flat roofs, with clear guidance on repair or replacement options.