RICS Level 2 Survey in CT12

For standard residential properties in the UK, this is the survey buyers choose most often. Previously called a HomeBuyer Report, it gives a detailed picture of condition without going as far as a full Level 3 Building Survey. Our chartered surveyors inspect all visible and accessible parts of the property and score each element with a traffic light system, condition rating 1 means no repair required, condition rating 2 means repairs or replacements are needed but not urgent, and condition rating 3 means defects are serious and need immediate attention or further investigation.

Our CT12 surveys cover the following areas in detail:

• Roof structure, coverings, flashings, gutters, and downpipes
• External walls, chimneys, and external decorations
• Windows, doors, and conservatories
• Internal walls, floors, ceilings, and woodwork
• Fireplaces, chimney breasts, and flues
• Cellars, basements, and any subfloor voids
• Roof spaces accessible by hatch
• Built-in fittings including kitchens and bathrooms
• Services including gas, electricity, plumbing, heating, and drainage
• Grounds including paths, boundary walls, and outbuildings

We also cover risks linked to the property and its setting, including flood risk, ground movement, hazardous materials and energy performance. Where we are instructed to include them, we add a market valuation and an insurance rebuild cost estimate. For CT12 properties, our team pays close attention to damp, roofing and foundation condition because of the local clay geology and the area’s older building stock.

The ground beneath CT12 matters directly when we assess subsidence and movement risk. The bedrock is mainly chalk, which is generally stable. Above that chalk, though, there are superficial deposits of clay, including London Clay and the Thanet Formation, along with sand deposits including the Thanet Sand Formation.

Clay soils contract in dry weather and expand in wet conditions. That seasonal shrink-swell movement can shift foundations and lead to cracking in walls and around door and window frames. The risk increases where mature trees stand close to a property, because their roots can draw substantial moisture from the soil and intensify the seasonal movement. During the survey, our inspectors look carefully for signs of exactly this pattern.

Signs that our surveyors investigate include:

• Diagonal cracking from window and door corners
• Doors and windows that stick or no longer fit their frames correctly
• Sloping floors or uneven thresholds
• Cracks in external brickwork following a step pattern along mortar joints
• Evidence of previous underpinning or repair work to foundations

If our report points to possible ground movement, we recommend further investigation by a structural engineer. Spotting that before exchange of contracts gives you room to renegotiate the purchase price, ask for remedial works, or walk away from the transaction with a clear understanding of the risks.

One of the best-preserved medieval towns in England, Sandwich is designated as a Conservation Area. It also has one of Kent’s highest concentrations of listed buildings, covering every grade from Grade II to Grade I. If the property you are buying in Sandwich or elsewhere in CT12 is listed, a RICS Level 2 Survey may not be enough.

Listed buildings sit under specific planning controls, affecting both the alterations that can be made and the materials that can be used for repairs. Proper assessment calls for a surveyor with direct experience of historic construction methods, traditional materials and heritage legislation. For listed properties, we recommend a RICS Level 3 Building Survey or a specialist historic building survey.

Even where a property is not listed itself, conservation area status still affects what can be changed externally. Permitted development rights are reduced in conservation areas, so work that would be allowed elsewhere may need planning permission here. Our surveys record conservation area status and flag recent alterations that may not have had the right consents, as those can create problems on resale.

For non-listed properties in CT12 conservation areas, a RICS Level 2 Survey is still a sensible choice and gives a thorough view of the property’s condition. We note the conservation area status in the report and highlight any implications it may have for future works.

When the RICS Level 2 Survey report arrives, start with the overall summary. That section gives a quick snapshot of the key findings and any serious issues. After that, the report moves through each part of the property in turn, with every element given a condition rating from 1 to 3.

Items marked condition rating 1 are in satisfactory condition and do not call for immediate attention. Condition rating 2 means defects are present and repairs or replacements are needed, but the issue is not classed as urgent or serious. Condition rating 3 is reserved for serious defects needing immediate attention or further investigation by a specialist. In CT12 properties, we commonly record condition rating 2 issues with roof coverings and pointing in older homes, and condition rating 2 or 3 issues linked to damp in solid-walled houses.

The report also contains a legal considerations section, where we flag matters for your solicitor to check. That can include visible evidence of alterations or extensions, boundary issues seen during the inspection, or apparent access arrangements. There is also a risks section covering flood risk, ground movement, hazardous materials and energy performance.

Sometimes our inspector will recommend further investigation. That is not automatically a reason for alarm, it simply means the issue needs specialist input beyond the scope of a Level 2 inspection. A potentially active crack may need monitoring by a structural engineer, for example, or the wiring may call for a full electrical installation condition report from a registered electrician.