RICS Level 2 Survey in East Malling and Larkfield

Our RICS Level 2 Home Survey gives you a detailed snapshot of a property's condition, with close attention paid to the main structural elements and the building fabric. We inspect the roof structure, walls, floors, doors, windows and damp proof courses, and we flag any visible defects or points that need a closer look. We also look for damp penetration, timber decay, structural movement and problems with the roof, so you have a clear view of the property's present condition. The survey covers services too, including plumbing, electrical installations and heating systems, although this remains a visual inspection rather than a detailed test of those systems.

Across East Malling and Larkfield, a good number of homes date from before 1945, and that often means solid wall construction rather than modern cavity walls. That type of build can be more prone to damp, especially where the original damp proof course is missing or damaged. Our surveyors regularly spot these age-related defects and set out practical recommendations for putting them right. We also check outbuildings, garages and the wider grounds, so you know exactly what sits within the purchase. For conventional properties built within the last 150 years, a Level 2 survey usually gives the right balance of detail and sensible advice.

After the inspection, we send a RICS Condition Report that uses a straightforward traffic light system to show how each part of the property is performing. Red means urgent issues that need immediate attention, amber points to defects you may need to negotiate on or budget for, and green shows that no significant issues were identified. The report also covers market valuation and insurance rebuild costs, so you can judge the investment properly. If we uncover serious defects, we set out what further specialist investigations may be sensible, such as a structural engineer's report or a timber and damp specialist assessment.

Some issues are tied quite closely to this area, and our surveyors know what to look for. The local geology means certain spots may be vulnerable to subsidence, especially where foundations are shallow or ground conditions vary, so we inspect walls carefully for cracking or movement that might suggest structural trouble. Flood risk also matters in parts of East Malling and Larkfield, particularly near watercourses and low-lying land, which is why we pay close attention to drainage and any flood mitigation measures during the inspection. The River Medway and Aylesford Stream can raise flood concerns in specific locations, so we check ground levels and drainage systems carefully.

The age of much of East Malling's housing means older electrical installations are common, and some will not meet current regulations. We note visible electrical concerns and usually advise that a qualified electrician carries out a fuller inspection before completion. Plumbing can tell a similar story. In older homes, systems may be original or simply not well maintained over the years, which can lead to leaks or poor water pressure. We record visible issues with pipework, tanks and water heaters, helping you budget for any upgrades that may be needed.

Roofs often need close attention here, particularly on properties with traditional pitched roofs that have been in place for decades. We look for missing or slipped tiles, damaged flashing and signs of weathering that may allow water penetration. Where there is a flat roof, we check for pooling water, blistering and deterioration in the waterproofing membrane. It is a detailed assessment, and it tells you exactly where the roof stands before you commit to the purchase. With average property values at their current level in this area, spotting roof defects early can save a substantial sum later on.

Damp penetration is especially common in solid-wall properties, and those make up a notable share of the older housing stock in East Malling and Larkfield. Because these homes do not have the cavity wall construction found in modern properties, they depend heavily on the original damp proof course and sound mortar pointing to keep moisture out. We inspect external walls for spalling brickwork, failing mortar and any bridging of damp proof courses caused by external ground levels or render. Where damp is present, our surveyors will set out the appropriate remediation.

To survey property properly in East Malling and Larkfield, it helps to understand how homes here were built. The area includes everything from traditional Kentish farmhouses and oasthouses to Victorian terraces and modern new-build developments. Many older properties on the High Street in East Malling and in central Larkfield were built with solid brick walls, usually 9 inches thick, and without the cavity that provides modern thermal and moisture protection.

The newer schemes locally, including the affordable housing projects at Tyler Close and Blatchford Close, are being built with Modern Methods of Construction (MMC). These homes use buff brickwork in different bonds, grey roof tiles and dark grey windows, doors, gutters and rainwater pipes. Some are intended to be zero carbon in operation, which reflects the latest direction in sustainable construction. Our surveyors are used to assessing both traditional buildings and modern MMC homes, so we can give an accurate view of either.

Ground conditions matter too. Preliminary environmental assessments in the area have identified underlying geology that includes a Major Aquifer of High Vulnerability, so we give drainage and general ground conditions careful attention during our inspections. Most locations have not shown widespread contamination, but we still watch for signs of ground instability or other environmental concerns that could affect the property.