RICS Level 2 HomeBuyers Survey in Chilham

Our RICS Level 2 HomeBuyers Survey gives you a careful visual inspection of every accessible part of the property, with a focus on defects that could affect value or safety. We look at the roof, walls, foundations, damp-proof courses, and timber elements such as floor joists and roof structures. We also review windows, doors, plumbing, and electrical installations where visible, so you come away with a clear view of the property's overall condition.

In Chilham, where a large share of the housing stock is older, this survey is often the right fit. Many village homes date from the medieval period through to the Victorian era and were built using traditional methods that are very different from modern standards. Our surveyors know what to look for in these period properties, from rising damp in solid walls to decay in historic timber frames, as well as the condition of the traditional Kent peg tile roofing seen across much of the village. On a recent inspection of a Victorian terrace on Mountain Street, we found significant mortar decay in the original Kent peg tiles and advised urgent repointing to stop water ingress.

The report uses the RICS traffic light rating system, so it is easy to see what needs urgent attention, what may need repair later, and what is currently in satisfactory condition. Alongside each defect, we set out practical recommendations to help explain likely repair costs and the level of urgency. That matters in Chilham, especially where properties may need specialist conservation-aware repairs because of the village's extensive Conservation Area status and high number of listed buildings.

Our Level 2 surveys are just as useful for Chilham's newer homes, including the 40-home Chilham Place scheme by Orbit Homes and the properties at Branch Road. Even relatively recent builds can present anything from snagging problems to more serious structural concerns. We give you the information you need before committing to a property in this sought-after Kent village.

• Roof structure and covering condition
• Walls, foundations, and structural movement
• Damp and timber defect assessment
• Windows, doors, and joinery
• Plumbing and electrical visible conditions
• Boundary walls and outbuildings

There are a few local factors in Chilham that our surveyors are trained to pick up quickly. The village falls within the Great Stour valley flood warning area, so homes near the river channel may face flooding during heavy rainfall. The "Wye, Godmersham and Chilham flood warning area" covers the Great Stour from Wye to Chilham, and we note where the property sits in relation to flood risk areas as well as any visible signs of past water damage or flood resilience measures. We have inspected several homes on the lower-lying approaches to the village where flood markers could still be seen on external walls.

The geology of the Kent Downs is another point we consider carefully. Chalk forms the main bedrock, but the soils above it can include clay deposits that are prone to shrink-swell movement in periods of drought and saturation. That kind of ground movement can affect foundations, especially in older buildings with shallower footings. During our inspection, we look for cracking, settlement, and other signs of structural movement that could suggest foundation problems, then recommend further investigation where needed. The British Geological Survey has identified clay shrink-swell as a significant hazard in the South East region, so it is a relevant issue for Chilham buyers.

Traditional materials are a big part of Chilham's character, and they need informed inspection. Many houses display the familiar black and white half-timbering with infill panels, while roofs are often finished in warm orange Kent peg tiles. Red brick chimneys and rendered walls are common too, and some roofs include decorative fish-tail tiles. Our surveyors know how these materials age, how they behave, and what maintenance they usually need. That means we can spot problems such as failing mortar in Kent peg tile roofs, decay in timber frames, or brickwork that needs repointing. Not long ago, we found significant timber rot in the exposed frame of a Jacobean property in the village square, and it needed immediate specialist attention.

Owning a home in a Conservation Area can bring extra obligations. The Chilham Conservation Area, designated by Ashford Borough Council and covered by a Management Plan adopted in July 2020, includes the hilltop core of the village along with the castle grounds and surrounding parks. Major alterations or extensions will usually need planning permission and often a Heritage Statement. As part of our inspection, we can flag visible changes that appear to have been carried out without the right consent, as that may affect your legal position as a buyer. We also note where permitted development rights may apply, or where future work would need Listed Building Consent.