RICS Level 3 Building Survey in Ashford (TN23 3)

Our RICS Level 3 Survey provides an exhaustive examination of all accessible parts of the property. Unlike basic valuations, this survey dissects the building's structure component by component. Our inspectors assess the condition of walls, examining both external elevations and internal surfaces for cracks, movement, damp penetration and material degradation. We inspect roof spaces where accessible, evaluating the condition of rafters, purlins, roof coverings, flashing and insulation. Foundations receive particular attention, with our team looking for signs of settlement, subsidence or heave that could indicate serious structural problems.

The survey extends to all permanent fixtures including floors, ceilings, doors, windows and staircases. We examine the condition of plasterwork, pointing and render externally, and check the integrity of built-in joinery. In the TN23 3 area, where properties range from early twentieth-century construction through to brand-new homes at Chilmington Green, our inspectors adapt their approach to account for the specific construction methods and materials used in each era. A 1920s semi-detached house in Kennington requires different inspection priorities compared to a newly-built detached property on the latest phase of the Chilmington Green development. We know which defects are most likely to affect each construction type and can distinguish between minor cosmetic issues and serious structural concerns.

Beyond the main structure, our Level 3 Survey identifies issues with boundaries, outbuildings, garages and drainage systems. We assess the overall condition of the property's grounds, looking for potential problems with retaining walls, trees too close to buildings (particularly concerning given the local clay soils), and drainage that might lead to future subsidence issues. Every significant defect discovered is reported with clear photographs, an explanation of the problem and guidance on what remedial action might be required. We also check for asbestos-containing materials in properties built or refurbished between the 1950s and late 1990s, noting any artex ceilings, pipe lagging or garage roof materials that might require specialist removal.

Our survey includes a thorough assessment of services - we visually inspect electrical and gas installations, checking that consumer units appear adequate and that there are no obvious dangers or non-compliance with regulations. We cannot test systems or move furniture, but our initial assessment often identifies concerns that warrant further investigation by qualified electricians or gas engineers before you complete your purchase. In an area where properties range from period homes with potentially outdated electrical systems to new-builds with modern installations, this overview provides valuable .

• Structural walls and foundations
• Roof structure and coverings
• Floors, ceilings and stairs
• Windows and doors
• Damp and moisture penetration
• Timber decay and infestation
• Electrical and gas services (visual inspection)
• Boundary walls and outbuildings
• Asbestos-containing materials

Properties in the TN23 3 postcode sector display the full spectrum of British construction methods, each with their own characteristic problems. The older properties found in areas like Kennington and the historic parts of Chilmington Green were typically built with solid brick walls, lime mortar pointing and traditional timber-framed roofs with slate or clay tiles. These period properties often feature mathematical tiles - an overlapping brick slip system fixed to timber frames that was common in Kent during the eighteenth and nineteenth centuries. While charming, these older construction methods can suffer from decaying lime mortar, rising damp where original damp-proof courses have failed, and timber rot in roof spaces where ventilation proves inadequate.

The inter-war and post-war housing that dominates many residential areas in TN23 3 typically uses cavity wall construction - an outer brick leaf with an inner blockwork leaf separated by a cavity. While this construction method generally performs well, problems can occur with penetrating damp where cavity fill has been installed incorrectly or where mortar droppings bridge the cavity. Properties from this era often feature concrete tiled roofs that, while durable, can suffer from frost damage to tiles and deterioration of felt underlays over time. Our inspectors know exactly what to look for in each construction type and can distinguish between minor defects and serious structural problems.

The newer properties at developments like Chilmington Green use modern construction techniques including timber frame with brick outer leaf, trussed rafter roofs and concrete ground floors. While generally built to current building regulations, these newer homes are not immune to defects. Our inspectors have seen issues with sealing around windows, insufficient insulation in roof spaces, and problems with the integral garage constructions on newer developments. The Level 3 Survey provides whether your property is a brand-new home or a century-old cottage, identifying any defects that might require attention now or in the coming years.

Given the Gault Clay geology prevalent across the TN23 3 area, subsidence and heave represent significant structural risks that our inspectors take very seriously. Properties with mature trees - particularly deciduous species like oak, poplar and sycamore - are especially vulnerable as their root systems extract moisture from the clay, causing it to shrink during dry periods. Our survey specifically examines walls for cracking patterns, checks whether doors and windows operate properly (distortion can indicate foundation movement), and assesses floors for levelness. We also note the presence of trees on or adjacent to the property that might pose a future risk, even if no significant movement is currently visible. Properties in flood-risk areas near the Great Stour receive additional assessment for flood damage indicators including watermarks, damaged plaster at low levels, and any flood-resilience measures that may have been installed.

• Pre-1919 properties: solid walls, lime mortar, potential for rising damp, mathematical tiles
• 1919-1945: early cavity walls, timber windows, some render issues
• 1945-1980: cavity wall construction, concrete tiles, potential for condensation
• Post-1980: modern methods, uPVC windows, generally good condition but watch for sealing
• Gault Clay subsidence risk: trees, foundations, cracking, movement