RICS Level 2 Survey Herne and Broomfield

More than 60-70% of properties in Herne and Broomfield are over 50 years old, so a full survey is especially useful for spotting the sort of problems that crop up in older housing stock. Much of the local stock was built during the pre-1919 era, the inter-war years between 1919-1945, and the big post-war build-out from 1945-1980. Old roof coverings, ageing electrics, and other original features often need a professional eye because they may no longer meet current standards.

The local ground conditions bring their own set of issues, and our surveyors are trained to pick them up. Herne and Broomfield sits on the Thanet Formation, made up of sand, silt, and clay deposits, with superficial Head deposits and Alluvium near watercourses. That clay-rich geology creates a moderate to high shrink-swell risk, especially in very wet or very dry weather. Where trees stand close by, or a house has been built on clay soils, we look for cracking to brickwork, sticking doors and windows, and uneven floors.

Another factor for buyers here is flood risk. Homes next to the Sarre Penn and other minor watercourses can face fluvial flooding, while low-lying spots may see surface water flooding after heavy rain. We note those environmental issues in the report and set out the relevant guidance, so you can see the risk specific to the property you are buying. Given the recent weather patterns we have seen across Kent, that context matters.

Several listed buildings sit in the area, including Herne Mill (Grade II*) and properties within the Herne Village Conservation Area. Those historic homes often need a closer look because of their age, traditional construction methods, and conservation requirements. A standard Level 2 Survey may pick up obvious defects, but a property in the conservation area or a listed building may be better suited to the more detailed RICS Level 3 Building Survey, which we can suggest where appropriate.

Our RICS Level 2 Survey is a visual inspection of all accessible parts of the property, carried out with care and consistency. We look at the main structural elements, walls, floors, ceilings, roofs, and foundations. Signs of damp, timber defects, structural movement, and general wear and tear are all on our list, because they can affect value or mean future spending. The report uses clear condition ratings, from condition rating 1 (no repair needed) through to condition rating 3 (urgent repair or serious defects), so the findings are easy to read.

Brickwork and render are the norm in Herne and Broomfield, with many homes showing the traditional Kent look. Red or yellow stock brick is common, alongside rendered and pebbledashed exteriors, especially on older properties and some newer developments. We know the local fault patterns too, from ageing roof coverings on period houses to possible subsidence linked to the clay-rich geology. Where we can, we set out practical remedial advice and estimated costs, so you have a clear idea of what may lie ahead.

Services are part of the inspection as well, including electrical wiring, plumbing, and heating systems. We do not carry out detailed testing, but we can spot obvious defects or areas that need a qualified specialist to take a closer look. That matters in Herne and Broomfield, where many homes built before 1980 may still have original electrical systems or outdated plumbing. We also note consumer units, visible wiring, and pipework materials that may need updating.

According to Canterbury District data, detached homes make up approximately 26.9% of the housing stock, semi-detached properties account for 31.8%, terraced homes represent 24.3%, and flats or maisonettes stand at 16.6%. We assess all of these property types regularly, and we understand the issues that tend to affect each one. A flat in a converted period property needs a different eye from a detached family home, but both get the same careful assessment from us.

• Structural walls and foundations
• Roof covering and chimneys
• Damp and moisture detection
• Windows, doors, and joinery
• Plumbing and electrical visible aspects
• Boundary walls and outbuildings

Herne and Broomfield sits on ground that needs careful attention during a property survey. The underlying Thanet Formation is made up of sand, silt, and clay deposits, while superficial Head deposits and Alluvium appear near watercourses. This clay-rich geology brings a moderate to high shrink-swell risk, especially in periods of extreme wet or dry weather. Homes near trees, or properties built on clay soils, may show movement, and we look for cracking to external brickwork, especially around door and window openings.

Flood risk is not the same everywhere in the area. Properties beside the Sarre Penn and minor watercourses can face potential fluvial flooding, and surface water flooding may affect low-lying areas during heavy rainfall. Herne and Broomfield is slightly inland from the immediate coastline, but parts of the wider Herne Bay area are still vulnerable to coastal flooding, so we always advise checking the specific flood risk for the property you are considering. We include those environmental points in the report with relevant guidance.

The area includes several listed buildings, among them Herne Mill (Grade II*) and a number of Grade II listed properties, especially older farmhouses and residential dwellings in the historic parts of the village. Herne Village also has a Conservation Area designation, covering the historic core, including Herne Church and nearby properties. Because of age, traditional construction, and conservation requirements, these homes often need a fuller assessment. If you are buying a listed property or one within the conservation area, we may recommend the RICS Level 3 Building Survey.

We survey properties across Herne and Broomfield regularly, so we know the defects that most often turn up. Damp is one of the most common, particularly in older homes where rising damp, penetrating damp, or condensation may be present. Age, poor ventilation, and lack of maintenance often sit behind it. Our surveyors use visual checks and moisture meters to assess damp conditions and set out suitable next steps. In homes with solid brick walls, which are typical for pre-1900 properties, the absence of a damp-proof course or a failed existing DPC can be a major issue.

Roof condition comes up often as well, especially in homes over 50 years old where tiles, slates, lead flashing, and gutters may be worn. Blocked gutters or damaged flashings can let water in, and that can lead to timber decay and damp in ceilings and walls. Where we can access roof spaces, we inspect them, and we also check roof coverings from ground level for obvious defects. Pitched roofs with timber cut rafters or trussed rafters are common in Herne and Broomfield, and we watch closely for sagging or structural movement.

Properties from the pre-1980s period often need electrical and plumbing systems brought up to current standards. We note consumer units, wiring conditions, and plumbing materials that may need a professional inspection or upgrade. Homes built before 2000 may also contain asbestos-containing materials in textured coatings, insulation, or old pipe lagging, so we flag any suspected asbestos for further specialist investigation. That matters, because asbestos was widely used in construction until it was banned in 1999.

Older timber elements can suffer from woodworm and rot if maintenance has slipped or damp is present. We inspect timber floor joists, roof timbers, window frames, and door frames for signs of decay or infestation. That is particularly important where damp has already been identified, because timber can deteriorate quickly when moisture keeps getting into it. Any defects we find are set out with recommended action.

Herne and Broomfield itself is mainly an established village with older housing, but there has been recent development nearby. The Herne Bay Gardens development by Barratt Homes offers 2, 3, and 4-bedroom homes from prices starting at approximately £329,995, while The Swallows development by David Wilson Homes provides 3 and 4-bedroom homes from around £399,995. Both are technically in Herne Bay, though buyers often consider them as part of the wider Herne and Broomfield search area.

Even a new build can benefit from a RICS Level 2 Survey, because defects can appear after construction or relate to build quality. We can pick up problems that may not be obvious to the untrained eye, which is useful on new home purchases. National House Building Council (NHBC) or similar warranties do offer cover, but they do not cover every defect, so an independent survey gives you extra protection and a clearer understanding of the property.

We also know that some buyers are looking at newer developments as an alternative to older housing in the area. A brand-new home and a Victorian cottage get the same level of attention from us, because our surveyors apply the same thorough approach to every inspection. That means you receive an accurate view of the condition, whatever the age or construction type.