RICS Level 3 Building Survey in Selling

Properties in Selling frequently fall into categories that warrant our most detailed inspection approach. The village contains a remarkable concentration of historic buildings, with one Grade I listed structure, one Grade II* listed building, and fifty Grade II listed properties throughout the village and its hamlets including Hogben's Hill, Perrywood, and Rhode Common. These older properties, many of which date back to the pre-1919 period, were constructed using traditional Kentish methods including solid wall construction, timber framing, and lime mortars that behave differently from modern building materials. A Level 3 Survey provides the comprehensive assessment necessary to understand how these historic construction methods may affect the property's current condition and future maintenance requirements.

The predominant building materials in Selling reflect the Kentish tradition of red brick for Victorian and Edwardian properties, timber-framed structures with weatherboard cladding, and plain tiled roofs that characterise the village's historic cottages and farmhouses. Our inspectors are experienced in identifying defects common to these traditional construction methods, including rising damp in solid walls, deterioration of lime mortar pointing, timber decay in structural members, and wear to traditional roofing materials. We examine each property systematically, documenting the condition of all accessible elements and providing practical recommendations for addressing any issues discovered.

Kent's geology presents specific considerations for property owners, particularly in areas where clay deposits create potential for shrink-swell ground movement. While Selling lies near the North Downs chalk geology, lower-lying areas can contain clay deposits that may affect foundation performance over time. Our surveyors assess visible signs of structural movement, including crack patterns in walls, doors and windows that stick, and uneven floors, providing you with a clear picture of any ground stability concerns that might affect your investment. The combination of older construction and potential ground movement makes the detailed assessment provided by a Level 3 Survey particularly valuable for buyers in this area.

The housing stock in Selling reflects its rural character, with a higher proportion of detached and semi-detached properties than the Kent county average. According to census data, Kent as a whole comprises approximately 22.6% detached homes, 29.6% semi-detached, 32% terraced, and 15.7% flats. In a village like Selling, you can expect even fewer flats and a greater concentration of individual detached houses and period cottages. This mix of property types, many requiring more detailed structural assessment, underscores the importance of choosing the right survey level for your particular property.

Our experience surveying properties throughout Kent reveals several recurring issues that buyers in the Selling area should be particularly aware of. Damp problems rank among the most frequent defects identified, particularly in older properties constructed with solid walls that lack modern damp-proof courses. Penetrating damp can affect walls where external pointing has deteriorated or where lead flashing around chimneys has corroded, while condensation issues commonly appear in properties with inadequate ventilation, especially in converted buildings where original features have been modified. Given the number of listed buildings in Selling, we pay particular attention to the condition of traditional lime mortar pointing, which is essential for allowing historic buildings to breathe and regulate moisture.

Timber defects represent another significant category of findings in Selling's older housing stock. Our surveyors regularly identify woodworm infestation in floorboards, roof timbers, and structural beams, along with both wet rot and dry rot in areas where moisture has penetrated or where ventilation is insufficient. These timber issues can compromise structural integrity if left untreated, making early identification through a Level 3 Survey essential for any buyer considering a property with visible signs of timber deterioration. We thoroughly examine all accessible timber elements, including ceiling joists, wall studs, and floorbearers, providing you with a complete picture of any timber-related concerns.

Roofing problems feature prominently in our survey reports for Selling properties. Traditional plain tiled roofs, while characterful, require regular maintenance and our inspectors frequently find slipped tiles, damaged ridge tiles, deteriorated lead flashing, and issues with gutters and downpipes that can allow water ingress. For properties with thatched roofs, which may exist among the older listed buildings, specialist assessment is often required as these represent a non-standard construction type with specific maintenance needs and regulatory requirements. Our surveyors will advise if a specialist thatching inspection is recommended based on the property's construction.

Structural movement and settlement issues also appear in our survey findings for properties in the Selling area. Older buildings constructed before modern building regulations may have foundations that are shallower than current standards require, and we frequently identify signs of historic movement such as crack patterns in internal and external walls. Our surveyors document any observed movement, assess whether it appears to be ongoing or historic, and provide appropriate recommendations for further investigation if necessary. This level of detailed analysis is particularly valuable given Kent's variable geology, which can include clay deposits in lower-lying areas that may contribute to ground movement over time.

While Selling is renowned for its historic properties, the surrounding Kent area does include newer developments that buyers may wish to consider. In nearby Faversham, the Preston Fields development on Canterbury Road offers 4 and 5 bedroom homes with prices ranging from £370,000 to £760,000. While not directly in Selling, this development illustrates the range of housing options available in the broader ME13 area. Even for newer properties, a Level 3 Survey can identify construction defects, issues with building materials, or problems arising from recent renovations that may not be apparent to the untrained eye.

Modern construction methods differ significantly from the traditional techniques used in Selling's older buildings. Newer properties typically feature cavity wall construction, modern damp-proof courses, and contemporary roofing materials. However, this does not mean they are immune to defects. Our surveyors have identified issues in newer builds including inadequate insulation, ventilation problems, and defects in windows and doors. A Level 3 Survey provides for buyers purchasing any property, regardless of its age or construction type, ensuring you have full knowledge of the property's condition before completing your purchase.

Your RICS Level 3 Building Survey report is designed to give you a complete picture of the property's condition at the time of inspection. The report uses a traffic light rating system to indicate the condition of each element, from red (urgent defects requiring attention) through to green (satisfactory condition). For properties in Selling, where many homes are over 70 years old, it is common for reports to identify several areas requiring attention, though these are often manageable maintenance issues rather than serious structural concerns.

Beyond identifying defects, our Level 3 Survey reports provide valuable context about the property's construction and materials. We explain how the property was built, highlight any non-standard construction methods, and advise on the likely lifespan of various building elements. This information is particularly useful for budget planning, as our report can help you anticipate future maintenance costs and prioritise essential repairs. For listed buildings, we also flag any works that may require Listed Building Consent, helping you understand the regulatory implications of any renovations you may be considering.

Our surveyors are happy to discuss your report with you after you receive it, explaining any technical terms and advising on the best course of action for any issues identified. We understand that discovering defects in a property you were hoping to purchase can be concerning, and we aim to provide clear, practical guidance that helps you make informed decisions about your purchase. Whether you decide to negotiate with the seller, request further specialist investigations, or in some cases, reconsider the purchase altogether, our report gives you the information you need to proceed with confidence.