RICS Level 2 Survey in Blean

Our RICS Level 2 Survey gives the property’s accessible areas a careful visual inspection, with a clear focus on defects that could affect value or safety. We check the main structural parts, including walls, roofs, floors, doors and windows, as well as built-in fixtures and fittings. Every issue we find is graded by severity, from defects needing immediate attention to items to keep in mind for future maintenance. We report using the RICS condition rating system, so each surveyed element is shown with a straightforward red, amber, or green rating.

In Blean, we inspect a wide mix of homes, from historic farmhouses to newer houses built by Barratt Homes and David Wilson Homes, so we pay close attention to construction type, age-related defects and local environmental factors. The survey also includes a market valuation and an insurance reinstatement figure, giving you a clearer view of what the property is worth in the current market. We base that valuation on our knowledge of local property prices and present market conditions across the Canterbury area.

For homes of conventional construction up to around 2,500 square feet, the Level 2 Survey is usually the right fit. That suits much of Blean’s housing stock, from terraced houses near the village centre to semi-detached homes on the approaches to Canterbury and detached houses on the newer developments. Where a property is larger, built in a non-standard way, or is a listed building within the Blean Conservation Area, we would generally point buyers towards our Level 3 Building Survey for a more detailed assessment.

• Structural assessment
• Roof and chimney inspection
• Damp and timber analysis
• Electrical and plumbing overview
• Boundary and outbuilding check
• Market valuation

Across Blean and the wider Canterbury area, a handful of defects come up time and again in our survey work. Roof problems are high on that list, including missing or damaged tiles, worn lead flashing and ageing felt systems, especially in properties over thirty years old. Left unchecked, these faults can allow water in and lead to damage to timbers and internal finishes. On the rural lanes around Blean, where older cottages and farmhouses are common, we regularly see traditional clay tiled roofs that are simply reaching the end of their serviceable life.

In homes built before 1980, electrical and plumbing systems often need updating to meet current safety expectations. We regularly find old consumer units, insufficient earthing and original wiring that would not satisfy a modern inspection. Older plumbing can raise similar concerns, with lead pipes and galvanized steel pipework still present in some houses, affecting water quality and pressure and pointing to likely replacement work. If you are buying in the conservation area or in the older parts of the village, it is sensible to factor electrical and plumbing upgrades into your budget.

We also come across timber defects, including woodworm infestation and rot, particularly where a property has poor ventilation or a history of damp. In Blean’s older cottages and farmhouses, timber-framed elements are not unusual and may need specialist assessment. Condensation is another frequent issue, often linked to solid wall construction and older windows, and it tends to be most noticeable in badly ventilated bathrooms and kitchens. In some cases, modern replacement windows make matters worse if extract ventilation has not been improved alongside them.

Because much of Blean sits on London Clay, subsidence and other forms of foundation movement do appear in some surveys, especially at properties with large trees close by. Oaks and poplars, in particular, can draw substantial moisture from clay soils, causing shrinkage in the ground and uneven settlement to foundations. Our surveyors check for diagonal cracking, uneven floors and sticking doors, all potential signs of structural movement. Where those signs are present, we may advise further investigation by a structural engineer.

Blean has had a notable amount of recent development. Schemes such as Blean Meadows include 2, 3, and 4-bedroom homes from £409,995, while The Alders offers larger family homes from £429,995. Although new builds are usually sold with NHBC or similar warranty cover, a Level 2 Survey still has real value because it can pick up snagging items and defects that are not obvious to an untrained eye. Buyers often assume a brand new home will be free of problems, but our experience says otherwise.

Newly built homes are not immune from defects, which is why professional inspection still matters. We check the quality of finishes, review whether installations appear to meet building regulations and assess anything that could affect the property as an investment. At Blean Meadows and The Alders, we often find minor faults such as badly sealed windows, poor bathroom ventilation and cosmetic snags in paintwork or tiling, all of which the developer should put right before completion. As Blean’s new developments are still relatively recent, defects we identify are likely to fall within warranty cover, which gives buyers leverage with the developer.

For many buyers, the pull of Blean Meadows and The Alders is obvious. These developments sit close to the village centre, and the transport links via the A2 and M2 make them appealing to commuters heading into Canterbury or travelling onwards to London through Canterbury West station. That mix of modern housing and practical access is a big part of their appeal. Our survey gives buyers added confidence that the condition of the property matches the attraction before they complete the purchase.

New build homes in Blean are typically finished with modern cavity wall construction, brick or render elevations, concrete tiled roofs and uPVC windows. Those are generally dependable construction methods, but we still look for problems such as inadequate insulation, poor window installation and any sign of movement in recently built structures. Even a new home can hide defects that only a trained surveyor is likely to pick up.

Ground conditions matter in Blean, and they matter more than many buyers realise. Much of the area is underlain by London Clay, which shows marked shrink-swell behavior, expanding in wet conditions and contracting in dry ones. That movement can put stress on foundations, especially in older buildings constructed to standards that were less demanding than those in place today. In practical terms, homes built before the 1970s may have shallower foundations than current building regulations require, which can leave them more vulnerable to movement.

Large trees can make clay-related movement worse by drawing moisture out of the soil, so properties near them tend to be more susceptible to shrinkage. During the survey, we inspect for signs such as wall cracking, doors and windows that stick and uneven floors. If we see evidence that suggests possible foundation movement, we recommend further checks by a structural engineer. That is particularly relevant in Blean, where mature trees are common in gardens and along country lanes, especially around older houses.

Flood risk is another factor in certain parts of Blean. Surface water flooding can affect lower-lying ground and areas close to minor watercourses, and although Blean is not directly coastal, its proximity to the Kent coast means some local watercourses may still be influenced by tidal conditions. We note any signs of previous flooding or possible flood risk during the inspection. Where a property sits in an area identified as at risk, we can advise on what to look into next and which investigations would be sensible.

Blean’s geology is not just clay. There are also areas of sand and gravel deposits, and those can change drainage behaviour and alter what is needed from foundations. Because we know the village well, we understand how these different ground conditions can affect one property differently from another. So whether a house stands on clay near the Blean Woods or on gravel deposits closer to Canterbury, we know the warning signs to look for.