RICS Level 3 Building Survey in Kennington, Ashford

Our RICS Level 3 Building Survey provides an exhaustive inspection of all accessible parts of the property. The surveyor will examine the walls, roof, floors, doors, and windows, checking for signs of damp, rot, structural movement, and defective workmanship. Unlike less comprehensive inspections, this survey includes detailed assessments of the property's construction materials and methods, which is particularly important in Kennington where properties may be built using traditional brick and tile construction mixed with more modern techniques.

The local geology of Kennington presents specific considerations that our surveyors take into account. Kennington sits within the Low Weald, an area with underlying Weald Clay that creates medium plasticity ground conditions. This clay soil is prone to shrink-swell behaviour, meaning properties may experience movement during periods of drought or excessive wet weather. Our inspectors are trained to identify signs of this type of movement, including cracking in walls, doors that stick, and gaps around window frames. During the inspection, we pay particular attention to properties with large trees or shrubs nearby, as vegetation with high moisture demands can exacerbate clay shrinkage.

Given that many properties in Kennington feature red brick, tile-hung finishes, and rendered walls, our surveyors pay particular attention to the condition of these traditional building materials. Clay tiles are the most prevalent roofing material in the area, though slate roofs appear on some 20th-century properties along Faversham Road and Upper Vicarage Road. The survey will assess the condition of these roof materials, checking for missing tiles, slipped tiles, and signs of deterioration that could lead to water ingress. We also examine the condition of flashings, valleys, and roofspace ventilation, which are common problem areas in older properties.

Our inspection extends to all outbuildings, including garages, sheds, and boundary walls. Many properties in Kennington have large gardens with mature trees, and our surveyors assess the condition of any retaining walls, fencing, and garden structures. We also examine the drainage system, checking gullies, drains, and any visible pipework for signs of blockages or deterioration that could lead to damp problems.

• Full structural assessment of all load-bearing elements
• Detailed inspection of roof space and sub-floor areas
• Analysis of walls for damp, cracking, and movement
• Evaluation of extensions and alterations
• Assessment of outbuildings and boundaries
• Photography of significant defects
• Assessment of trees and vegetation near the property
• Drainage and damp-proof course inspection

The combination of Kennington's local geology and the age of many properties in the village means that certain issues are more common here than in other areas. Properties built on Weald Clay face a higher risk of subsidence due to the shrink-swell behaviour of this clay when moisture levels change. This risk is heightened during dry spells, particularly if there are trees or large shrubs with extensive root systems near the property foundations. Our surveyors specifically look for evidence of this type of ground movement when inspecting properties in the area, checking for diagonal cracking, door and window binding, and differences in floor levels.

Properties in the Kennington Conservation Area often feature traditional construction methods that differ from modern building practices. The mix of red brick, render, and tile-hung elevations requires specialist knowledge to assess properly. Our surveyors understand these traditional building techniques and can identify when materials are reaching the end of their serviceable life or when previous repairs have been carried out to a substandard quality. Tile-hung elevations, in particular, can conceal underlying structural issues, and our surveyors know how to assess these correctly.

The flood risk in certain parts of Kennington also deserves attention. The Great Stour River runs through the area, and properties near the river or in low-lying positions may face flood risk. The land at Orchard Farm in Kennington gently slopes towards the Canterbury to Ashford railway line and the Great Stour River, illustrating the topography that affects the wider area. Our surveyors assess the flood risk to the property and advise on any visible signs of previous flooding or water damage, including staining on walls, warped joinery, and damaged plasterwork that may indicate past water ingress.

With new developments continuing in the area, including the proposed 25 dwellings at Orchard Farm and the affordable housing scheme at Tile Kiln Road, buyers should also be aware of potential ground conditions on newer sites. While new builds may seem like a lower risk, the underlying clay geology means that even modern properties require careful assessment of foundations and drainage. The Tile Kiln Road development, for example, includes properties meeting various accessibility standards, and our surveyors can assess whether these new builds have been constructed appropriately for the local ground conditions.

Properties near the East and Great Stour rivers, which converge in Ashford town centre, may also face elevated flood risk during periods of heavy rainfall. Our surveyors check the surrounding topography, drainage infrastructure, and any existing flood mitigation measures when assessing properties in these locations. We can advise on the adequacy of existing defences and whether properties have been built at appropriate levels relative to potential flood waters.