RICS Level 3 Survey Herne and Broomfield, Canterbury

The Herne and Broomfield area presents unique challenges for property buyers that make a RICS Level 3 Survey particularly valuable. The local geology features Thanet Formation sands and clays overlaying chalk, with clay content creating a moderate to high shrink-swell risk. This means properties built on these soils can experience foundation movement during dry spells (subsidence) or wet periods (heave), especially when large trees are positioned near buildings. Our inspectors specifically assess foundation conditions, looking for signs of movement, cracking, and tree root influence that could indicate future structural problems.

Surface water flooding represents another local concern. While the area has low risk from major rivers, various localised areas experience moderate to high surface water flooding during heavy rainfall due to topography and drainage capacity. Our surveyors examine drainage around properties, check for evidence of previous flooding, and assess how water flows across the site. This is particularly important for properties in lower-lying areas near Herne Bay Gardens and other new developments where drainage systems may still be establishing.

The housing stock in Herne and Broomfield spans multiple eras, from pre-1919 farmhouses and cottages through inter-war housing, post-war expansions, and modern developments. Approximately 15-20% of properties pre-date 1919, built with solid brick walls and lime mortar that require specialist understanding. Around 10-15% date from the inter-war period, while 30-35% are post-war constructions. This mix means every survey requires a tailored approach based on the specific construction methods and materials used.

The population of Herne and Broomfield ward stands at 8,639 residents across 3,598 households, with the predominant housing mix being semi-detached properties at approximately 40%, detached at 35%, terraced at 15%, and flats at 10%. This demographic and housing mix creates diverse survey requirements, from family homes near the A299 to retirement properties in the village centre.

• Thanet Formation clay soils causing subsidence risk
• Surface water flooding in low-lying areas
• Mix of historic and modern construction
• Properties requiring specialist assessment

Our inspectors regularly identify several recurring issues during Level 3 Surveys in the Herne and Broomfield area. Damp problems feature prominently, with rising damp, penetrating damp, and condensation affecting many properties, particularly older buildings with inadequate ventilation or failed damp-proof courses. The clay-rich soil conditions can exacerbate damp issues by preventing proper moisture evaporation from foundations. Properties with solid brick walls pre-dating 1919 often lack modern damp-proof courses, making them particularly susceptible to rising damp.

Timber defects represent another common finding, including woodworm infestation and both wet and dry rot in timber elements. These problems frequently occur in conjunction with damp issues, where moisture has compromised timber integrity. Our surveyors thoroughly examine all visible timber, including floor joists, roof rafters, window frames, and door frames, documenting any signs of deterioration or pest activity. Properties with original timber sash windows frequently require attention to sills and frames.

Roofing issues consistently appear in our surveys across the area. Wear and tear on roof coverings, defective flashings, blocked gutters, and damaged felt underlayments affect properties of all ages. Given the local climate with moderate rainfall, roof conditions deteriorate over time, and our inspectors pay particular attention to tile condition, pointing, and valley details. Properties with original slate roofs, common on older farmhouses, often require assessment for slipped tiles and deteriorated fixings.

Structural movement related to the local clay geology requires careful assessment. Minor cracking in walls is common due to thermal movement, but our surveyors distinguish between acceptable settlement cracks and more serious structural movement that may indicate foundation issues. Properties with large trees positioned close to buildings on clay soils face particular risk, as tree root moisture extraction during dry spells can cause ground movement. We examine crack patterns, measuring width and monitoring positions to determine whether movement is active and what remedial action may be required.

• Rising damp and penetrating damp
• Woodworm and rot in timber elements
• Roof covering wear and tear
• Foundation movement on clay soils
• Surface water drainage issues
• Structural cracking requiring investigation

Your RICS Level 3 Survey report follows a consistent format that makes it easy to understand the condition of your property. Each section of the property is assigned a condition rating: "Good" indicates no repair currently needed, "Satisfactory" means defects identified but no urgent action required, "Fair" identifies repairs needed but not urgent, "Poor" requires urgent attention, and "Bad" indicates serious defects requiring immediate investigation.

The report includes a market valuation and rebuild cost assessment, useful for insurance purposes and mortgage requirements. For properties in Herne and Broomfield, we provide these figures based on current local market conditions, considering the -3.7% price change observed over the last 12 months and the specific characteristics of the local market.

We include specific advice on prioritising repairs, with recommendations ranging from cosmetic fixes to structural investigations. For properties on clay soils, we may recommend monitoring of crack movement or specialist foundation assessment if significant movement is observed. The report also highlights any items requiring further specialist investigation, such as timber infestation surveys or electrical testing.

While new-build properties might seem to require less scrutiny, our experience shows that Level 3 Surveys remain valuable for properties at Herne Bay Gardens, The Swallows, and other recent developments in the area. Barratt Homes and David Wilson Homes construct properties to modern building regulations, but this doesn't guarantee defect-free construction. Common issues in new builds include settlement cracks as the property dries out, minor building regulation compliance items, and snagging issues that builders may not address.

The surface water drainage systems at new developments sometimes take time to establish properly, and our surveyors check that the drainage infrastructure is functioning correctly. Properties at Herne Bay Gardens sit in an area where drainage capacity can be a concern during heavy rainfall, making this assessment particularly important for these new-build purchasers.

Even with a National House Building Council (NHBC) warranty, having your own independent survey provides and documentation of the property's condition at the time of purchase. Should issues emerge later, your survey report provides evidence of the property's condition at the time of purchase, which can be valuable for warranty claims.