RICS Level 3 Building Survey in Ospringe

Our inspectors examine every accessible part of the property during a Level 3 Survey. This includes the walls, floors, ceilings, roof structure, chimney stacks, doors, windows, and integral garages. We assess the condition of each element, identify defects, and provide professional advice on repair options and estimated costs. The survey also covers plumbing, electrical, and heating systems where visible, giving you a complete picture of the property's condition.

Ospringe's housing stock presents unique challenges for surveyors. The village contains numerous pre-1919 properties within its Conservation Area, featuring traditional Kentish construction with solid brick walls, timber framing, and lime mortar pointing. These older properties often require more detailed assessment due to their age and the materials used. Our surveyors are experienced in identifying issues common to period properties, such as rising damp in solid walls, timber decay in exposed frames, and the effects of decades of settlement.

Newer properties in Ospringe, such as those in The Swallows and The Oaks developments, present different considerations. These modern homes typically feature cavity wall construction, concrete foundations, and modern roof trusses. While generally in good condition, our inspectors still check for common new-build issues including inadequate ventilation, thermal bridging, and any defects arising from the original construction. The Level 3 Survey adapts its focus based on the property type and age, ensuring every inspection is relevant and thorough.

Beyond the main structure, our survey includes assessment of outbuildings, boundaries, and grounds. In Ospringe, this often includes analyzing older garden walls, examining drainage systems, and checking any adjacent land that may affect the property. For properties with large gardens or those bordering agricultural land, we also assess any potential risks from neighbouring activities or easements that may affect the property.

• Structural walls and foundations
• Roof structure and covering
• Chimneys and parapets
• Damp proofing and ventilation
• Windows and doors
• Floors and ceilings
• Plumbing and electrical services
• Boundaries and outbuildings

Our experience surveying properties throughout Ospringe and the surrounding Faversham area has revealed several recurring issues. Older properties, particularly those built before 1919, commonly suffer from damp problems. Solid brick walls without cavity construction are particularly susceptible to rising damp, especially where ground levels have been raised over the years or where the original damp proof course has failed. Penetrating damp is also frequently observed in properties with aging roof coverings or damaged pointing.

Timber defects represent another significant category of issues in Ospringe's older housing stock. Wet rot and dry rot can affect timber elements throughout the property, from window frames and door frames to structural floor joists and roof timbers. These issues are particularly prevalent where ventilation is inadequate or where there has been prolonged damp penetration. Our Level 3 Survey includes detailed assessment of all accessible timber elements, with particular attention to areas prone to moisture accumulation.

Roofing problems are commonly identified in properties across the village. Traditional clay tile roofs on older properties often show signs of deterioration, including broken or slipped tiles, degraded mortar pointing, and failing lead flashing around chimneys and valleys. Our inspectors examine roofs from both the inside (where accessible) and outside, providing a comprehensive assessment of the roof structure's condition. For properties in the Conservation Area, any roof replacement must use materials that match the original, and our report can advise on the implications of this.

Properties built between the 1950s and 1990s may contain asbestos in various forms, including asbestos cement sheets, textured decorative coatings, and flooring materials. While not always present, our surveyors check for signs of asbestos-containing materials and advise accordingly. Additionally, we assess the quality of construction in mid-century properties, looking for issues such as inadequate insulation, poorly fitted windows, and defects in waterproofing that could lead to future problems.

• Rising and penetrating damp
• Wet and dry rot in timber
• Roof tile deterioration
• Chimney stack defects
• Cracking from settlement
• Subsidence from clay movement
• Asbestos in pre-1990s properties
• Inadequate insulation

Your RICS Level 3 Survey report follows a consistent format that makes it easy to understand the findings. Each element of the property is assigned a condition rating: 1 means no repair is currently needed, 2 indicates repairs are required but are not urgent, and 3 denotes serious defects that require urgent attention. This system allows you to quickly identify which issues need immediate action and which can be addressed over time.

The report includes numerous photographs showing the specific defects identified, making it clear what our inspectors are referring to. We also provide clear, practical advice on each issue, explaining what it means for the property and what options are available to address it. Where relevant, we include cost guidance to help you budget for any necessary repairs. For complex issues, we may recommend seeking specialist advice from structural engineers, damp specialists, or other experts.

One of the key advantages of the Level 3 Survey is the professional advice included with each defect. Rather than simply identifying problems, our surveyors explain the likely cause of the issue, its potential consequences if left untreated, and the recommended course of action. This level of detail is particularly valuable for older properties in Ospringe, where issues such as movement in solid walls or deterioration of traditional materials require informed interpretation.