RICS Level 3 Survey Old Romney, Kent

Our detailed RICS Level 3 Survey examines every accessible part of the property, from the roof structure down to the foundations, identifying defects that might not be visible during a casual viewing. The comprehensive nature of a Level 3 survey makes it particularly valuable for older properties, where traditional construction methods and the passage of time can create complex issues that require expert assessment. Unlike basic surveys that simply flag problems, we provide detailed analysis of each issue, including likely causes, implications for the building's integrity, and practical recommendations for resolution.

In Old Romney and the surrounding Romney Marsh area, our inspectors pay particular attention to the challenges presented by local geology and history. The clay-rich soils common throughout this region are susceptible to shrink-swell behaviour, which means the ground expands during wet periods and contracts during droughts, potentially causing foundation movement and structural stress. Our surveyors are trained to identify the subtle signs of this type of movement, including cracking patterns, door and window operation issues, and uneven floor levels that might indicate underlying ground instability. The low-lying nature of Romney Marsh, where much of the land sits below sea level, means that groundwater levels and flood history are critical considerations in our property assessments.

The age of properties in Old Romney adds another layer of complexity to our inspections. Many homes in this area date back centuries, built with traditional solid walls and lime-based mortars that breathe differently than modern cavity wall constructions. Over time, these buildings may have received repairs using inappropriate modern materials such as cement-based renders or mortars, which can trap moisture and lead to damp problems, rot, and structural deterioration. Our surveyors examine the condition of external walls, pointing, and any visible signs of moisture damage or inappropriate past repairs that could compromise the building's integrity. The presence of St Clement Church, a Norman building constructed from local ragstone, demonstrates the traditional building methods used in this historic village.

Our detailed inspection includes assessment of roof conditions, examining tiles or slates for damage or deterioration, checking the integrity of flashings and verges, and evaluating the condition of any parapet walls or flat roof sections that may be present on the property. We also inspect chimney stacks, which are common features on older properties but can develop problems with flashing, brickwork deterioration, or structural instability over time. Inside the property, we examine the condition of walls, floors, and ceilings, looking for signs of movement, damp, or structural issues that might not be apparent to the untrained eye. The British Geological Survey's GeoSure data identifies shrink-swell behaviour as a significant geohazard in this area, and our surveyors know exactly what signs to look for.

With 12 listed buildings in Old Romney alone, including the Grade I listed St Clement Church, properties in this area often require the detailed assessment that only a Level 3 survey can provide. purchasing a period cottage with timber frame construction or a more modern home, our inspectors bring the expertise needed to identify issues specific to local construction methods and materials.

• Complete structural assessment
• Damp and moisture investigation
• Roof and chimney inspection
• Foundation and subsidence analysis
• Electrical and plumbing overview
• Energy efficiency considerations

The Romney Marsh area presents unique challenges for property owners and buyers. Our surveyors are familiar with the specific construction methods and materials used in buildings throughout Old Romney and the surrounding villages. Many properties here were built using ragstone from the Hythe Formation or sandstones from the Ashdown Beds, traditional materials that require specialist knowledge to assess accurately. The distinctive churches in the area, including St Clement's Church in Old Romney, demonstrate the stone construction methods that have been used locally for centuries.

The geological conditions beneath Old Romney properties deserve particular attention during any property inspection. The alluvial deposits and clay soils that dominate the area are known for their shrink-swell potential, meaning they expand significantly when wet and contract during dry periods. This ground movement can affect foundations, particularly in older properties that may have shallower foundations than modern building standards require. Our surveyors look for tell-tale signs of this movement, including cracking in walls, doors that stick or don't close properly, and uneven floors that might indicate foundation instability. The British Geological Survey's GeoSure data identifies shrink-swell behaviour as a significant geohazard in this area.

Flood risk is another critical consideration for properties in Old Romney. Much of Romney Marsh lies below sea level, protected by sea walls and tidal embankments. While the area has robust flood defences including the concrete sea walls and the Folkestone to Cliff End Strategy approved in 2010, the history of flooding in the region means that properties may have experienced water damage in the past that could affect structural integrity. The main source of flooding risk in nearby New Romney is tidal, with risk of over-topping of the sea wall. Surface water flooding during heavy downpours and groundwater flooding due to the high water table are also concerns.

Our detailed survey includes assessment of any signs of past flood damage, the condition of flood defence measures, and recommendations for any further investigations that might be advisable. We examine the condition of any basement or cellar spaces, which may be particularly vulnerable to groundwater intrusion given the high water table. We also look for water marks, damaged plasterwork, or other evidence that might indicate previous flooding events. Properties near the coastline may also face risks from coastal erosion, another factor we consider during our inspection.

The older properties in Old Romney often feature construction elements that differ significantly from modern buildings. Solid walls, lime-based mortars, traditional roof structures, and historic plumbing and electrical systems all require specialist understanding during inspection. Many properties in the wider Romney Marsh area were built with timber frame construction featuring brick, rubble, or plaster infilling. Our surveyors have the expertise to assess these traditional building elements accurately, identifying both their condition and any inappropriate modern alterations that might be causing damage or compromising the building's performance.

If you're considering a property in New Romney, which has two Conservation Areas centred on the High Street and Cannon Street, be aware that conservation area controls may affect any future alterations. Similarly, any work to listed buildings requires Listed Building Consent. Our surveyors understand these planning constraints and can advise on how the property's historic status might affect your plans. The Dungeness, Romney Marsh, and Rye Bay area has also been designated as a Special Protection Area and Ramsar site due to its unique wildlife and geological features, which may affect development considerations.

• Clay shrink-swell ground movement
• Flood risk from low-lying location
• Traditional solid wall construction
• Historic roofing materials
• Age-related structural wear
• Outdated plumbing and electrical systems
• Coastal erosion risk
• Conservation and listed building considerations

Our experience surveying properties throughout Old Romney and the Romney Marsh area has given us insight into the most common defects we encounter during inspections. Understanding these issues helps you know what to expect from your survey report and what areas may require attention or negotiation with the seller. Many of these problems are specific to the local environment, construction methods, and age of properties in this area.

Damp and moisture intrusion ranks among the most frequently identified issues in Old Romney properties. The high water table throughout Romney Marsh, combined with the age of many buildings constructed with solid walls and traditional materials, creates ideal conditions for damp problems. Rising damp occurs when moisture from the ground travels up through porous brickwork or stonework, while penetrating damp results from water entering through damaged roof coverings, deteriorated pointing, or cracked render. Our surveyors use their expertise to identify the source and type of damp present, distinguishing between historic issues that have been addressed and ongoing problems requiring remediation.

Structural movement related to clay shrink-swell is another common finding in the Old Romney area. The alluvial deposits and clay soils that underlie much of Romney Marsh expand and contract with changes in moisture content, putting stress on foundations and structural elements. Properties built before modern building regulations may have shallow foundations that are particularly vulnerable to this movement. We look for characteristic signs including diagonal cracking near window and door openings, doors that stick or don't close properly, and uneven or sloping floors. In severe cases, we may recommend further investigation by a structural engineer.

Inappropriate past repairs using modern materials on traditional buildings represent a significant concern in this area. Lime-based mortars and renders were traditionally used on older properties because they allow moisture to escape, maintaining the breathability of solid walls. When cement-based mortars or non-breathable renders are applied to these buildings, moisture becomes trapped inside, leading to damp problems, timber decay, and structural deterioration. Our surveyors identify these issues and advise on the appropriate traditional materials needed for any repairs.

Roofing defects are commonly found on older properties in Old Romney, where traditional roof structures may have suffered from age, weather exposure, or previous inadequate repairs. Missing or broken tiles, deteriorated lead flashings, damaged parapet walls, and problems with chimneys are all issues we regularly identify. Given the coastal location of Old Romney, salt air acceleration of weathering can be a particular concern for roofing materials and external metalwork. Our thorough inspection of all roof areas, including any flat roof sections, ensures you have a complete picture of the roof's condition.