RICS Level 2 Home Survey in Dover

Our RICS Level 2 Survey, formerly called the HomeBuyer Report, gives a close look at the property's visible and accessible parts. Our surveyors check walls, floors, ceilings, the roof, windows, doors and bathrooms, then pick out defects, likely trouble spots and anything that needs prompt attention. We also include a market valuation and an insurance rebuild cost, so you get a fuller view of the property's value and the financial impact hidden defects can bring.

Across Dover, especially in East Cliff, Buckland and the town centre, we often come across the same issues that crop up in the local stock. Terraced homes are common here, and over the past year they were the most frequently sold property type in the CT16 area, with an average price of £245,722. These older terraces can bring their own headaches, from ageing electrics and roof problems to older building materials that may no longer meet current regulations.

Whitfield and Temple Ewell have seen plenty of activity in detached homes, with CT16 detached properties selling for an average of £442,520. These bigger houses often have more involved roofing arrangements and newer construction methods, both of which our surveyors judge against current building standards. Our reports also point out any work that may have gone ahead without proper building regulation approval, something we see quite often in the new developments appearing across the Dover district.

We use a traffic light rating system to make the condition of each element easy to read at a glance. In Dover's coastal spots, we pay extra attention to salt damp and corrosion to metal fixtures, both of which turn up regularly in homes within a few miles of the seafront. Each report sets out practical next steps for every issue we find, whether that means acting straight away or keeping an eye on it over time.

• Visible structural issues
• Roof condition and insulation
• Damp and timber decay
• Electrical and plumbing basics
• Windows and doors
• Boundaries and outbuildings

Dover's coastal setting brings its own set of issues, and our surveyors know them well. Being so close to the English Channel means homes are constantly exposed to salt-laden air, which speeds up wear to external render, metalwork and timber. We often see early-stage salt crystallisation on external walls in places like St Margaret's Bay and the Eastern Esplanade, problems that need specialist input and can push maintenance costs up over the long term.

Most of Dover sits on chalk, so the underlying geology usually means low shrink-swell risk and fewer subsidence worries than in many other parts of Kent where clay ground movement is more of a concern. Even so, houses built on or near the River Dour flood plain need a closer look for flood risk. Our surveyors check flood defence measures, inspect any basement or lower-level accommodation, and note whether the property sits in a known flood risk zone that could affect insurance premiums or future resale value.

Many homes in Dover are within, or close to, conservation areas because of the town's long historical background. Dover Castle is one of Britain's most important historic sites, and the surrounding streets include plenty of listed buildings from different periods. If the property is listed or sits in a conservation area, our Level 2 survey will flag that and explain whether a more detailed RICS Level 3 Building Survey would be the better choice because of the special demands of heritage property.

A fresh wave of new build schemes across Dover district, including sites at Primrose Road, Napchester Road in Whitfield and Kearsney Avenue, means buyers should not assume a new home is defect-free. Our Level 2 surveys on new builds pick up snagging issues, ventilation problems and areas where building regulations may not have been fully followed. For the retirement schemes at Elkington House in Charlton Green and White Fields Court in Whitfield, we look at the extra points that come with leasehold ownership and shared communal areas.

The Dover property market is varied, with everything from older homes near the castle and waterfront to newer schemes in suburban areas like Whitfield and Kearsney. New build activity has included developments at Primrose Road, Malvern Road in Temple Ewell and Kearsney Avenue, where 3-bedroom semi-detached houses are marketed from £375,000. Retirement living has also grown, with schemes such as Elkington House in Charlton Green and White Fields Court in Whitfield offering homes from £235,000 to £325,000.

Dover's ground is mainly chalk, and that usually means low shrink-swell potential, so some of the subsidence risks seen in clay-rich areas are less of a worry here. The town's coastal location, though, brings other matters into play. Areas close to the River Dour and the seafront can face flood risk, and heavy rain can lead to surface water flooding in built-up parts of town. Our surveyors record these environmental factors and judge whether a property in a higher-risk spot may need specialist follow-up or the right insurance cover.

The town's housing stock tells the story of its past, with plenty of Victorian and Edwardian terraces in the town centre and Buckland. These period homes often have solid brick walls and original sash windows, which can be full of character but also need regular upkeep. Our surveyors assess the condition of those historic features, note where original parts may need restoring rather than replacing, and identify alterations that may have affected the structure of older buildings.

At the other end of the market, modern homes in places like Temple Ewell, including properties on Malvern Road selling for around £800,000 for a 5-bedroom detached house, look very different. These newer houses usually have cavity wall construction, modern roof systems and up-to-date building regulation compliance. Even so, new builds still need a proper inspection, because our team regularly picks up build quality issues, insulation gaps and drainage installations that developers need to put right.

• Terraced properties (majority of sales)
• Semi-detached family homes
• Detached houses in suburban areas
• Flats in coastal locations
• New build developments
• Period properties near town centre