RICS Level 2 Survey in CT7

In coastal Kent, damp is the issue we come across most often, and CT7 is no exception. Penetrating moisture can get in through failed pointing, cracked render and worn window seals, soaking walls that might stay dry in calmer and more sheltered places. Older solid-wall houses without modern damp-proof courses often show signs of rising damp. Condensation is another familiar pattern, especially where double glazing has altered the original ventilation balance by sealing chimneys and reducing background airflow.

The roof is one of the first areas we focus on in CT7. Coastal winds and constant exposure mean coverings here usually work harder than similar roofs inland. Over time, mortar bedding to ridge tiles can break down under frost action and wind load, and once that happens water can get in at the apex. Many Victorian and Edwardian CT7 houses also have prominent chimney stacks, exposed on all four sides to rain and wind, so flashings and pointing need regular upkeep if they are to stay watertight.

Metalwork tends to suffer faster in coastal homes because salt in the air speeds up corrosion. Lead flashings can deteriorate sooner than they would inland. On period properties, cast-iron gutters and downpipes commonly rust at joints and seams once paint protection has failed, staining walls first and then damaging them if left. Window ironmongery and sash fittings can also corrode until they stop working properly. We inspect each of these elements and record their condition in the report.

• Damp - penetrating damp from wind-driven rain in coastal exposure
• Rising damp in older solid-wall properties
• Roof deterioration - failed mortar, cracked tiles, exposed flashings
• Chimney defects - failed flashings and deteriorated pointing
• Corrosion of metalwork accelerated by salt air
• Timber decay in external joinery and ground floor suspended floors
• Outdated electrical systems in period properties
• Condensation from poor post-retrofit ventilation

Every one of our Level 2 surveys is completed to the RICS Home Survey Standard by qualified chartered surveyors. We inspect all visible and accessible parts of the property, inside and out. Our equipment includes calibrated moisture meters, binoculars for high-level checks to rooflines and chimney stacks, and torches for darker areas such as loft spaces and sub-floor voids where access is available.

For CT7 coastal homes, we spend extra time on the external envelope because it takes the brunt of the local climate. That means a close look at external wall condition, including pointing, render and paint coatings. In Birchington's period housing, chimney stacks are often both prominent and exposed, so from ground level we inspect flashing condition and mortar integrity with binoculars. We also check window frames, especially original timber sash windows on Victorian properties, for rot and for the state of putty lines and seals.

• External walls, pointing, render, and paint coatings
• Roof covering, ridge, verge, and hip details
• Chimney stacks and flashings
• Gutters, downpipes, and surface water drainage
• Windows and external doors including timber condition
• Internal walls, ceilings, and floor finishes
• Loft space - structure, insulation, and moisture levels
• Damp readings with calibrated moisture meter
• Heating system (visual inspection)
• Electrical consumer unit age and condition
• Visible plumbing and sanitary fittings
• Outbuildings, garages, and boundary walls

Our pricing in CT7 starts from £400 for smaller homes, including one or two-bedroom flats and smaller terraced houses. For a typical two or three-bedroom semi-detached property in Birchington, the fee will usually fall in the £450 to £600 range. Larger detached houses, which sit at the top end of the CT7 market with an average value of £479,316, are generally priced towards £600 to £650 depending on age and size. All prices are fixed and inclusive, with no additions when we invoice.

In CT7, we usually aim to inspect within three to five working days of instruction. Once the inspection has taken place, the completed report is normally issued within five working days. From the point of booking through to receiving the written report, most buyers should expect the full process to take eight to ten working days. If there is a firm deadline in your transaction, we can talk through the options when you get in touch.

We send the finished report online as a structured document. At the front, an executive summary brings together the headline findings before the more detailed section-by-section review. Under the RICS system, condition 1 means no action is needed, condition 2 means planned attention is required, and condition 3 indicates serious or urgent issues. Once the report has been issued, our surveyors are available to talk through the findings and what they may mean for your purchase.