RICS Level 2 Survey in Hever

Our RICS Level 2 Survey is a visual inspection of all accessible parts of the property, from walls and roof to floors, doors and windows. The surveyor checks the main structural elements, notes current condition, and flags any defects that need attention. In Hever’s older homes, our inspectors look closely for damp, a familiar issue in period buildings, alongside the state of the traditional roofing materials that give many properties here their character. We pay particular attention to clay tiles and Horsham stone roofing, both of which are common across the village, especially on the historic buildings around the castle grounds and the Tudor village (Astor Wing) constructed in 1903.

Services come under scrutiny too. We assess electrical, gas and plumbing installations for outdated systems or safety concerns. With so much of Hever’s housing stock dating back to the Victorian era or earlier, our inspectors often come across electrical systems that no longer reflect current regulations. Consumer units, wiring age and type, and earthing bonds are all checked. We also review extensions and alterations, looking at whether they have been built properly and whether planning permission was secured. Recent planning applications in the area, including developments at How Green Lane and conversions at Little Warren Farm, mean we also look carefully at newer additions that may need building control approval confirmed.

Each element is rated with clear traffic lights, red for urgent issues needing immediate attention, amber for defects that should be dealt with, and green where the condition is satisfactory. It is a simple system, and it makes the main concerns easy to spot at a glance. Our surveyors also give practical maintenance guidance to help protect the investment over the years ahead, based on the construction type and age of the property. In Hever, that often means advice on keeping traditional stone pointing sound, managing timber frame movement, and looking after historic features that shape the village’s character.

A market valuation is included as part of the RICS Level 2 Survey, which can help with mortgage matters and with checking whether the asking price matches current market conditions. Hever’s market is competitive, and properties often sell above asking price, so an objective view of value can be useful. We base that valuation on current market data for the Hever and Sevenoaks area, while taking account of the property type, location and wider market conditions.

• Structural walls and foundations
• Roof covering and structure
• Chimneys and flues
• Windows and doors
• Damp and timber decay
• Electrical installations
• Plumbing and drainage
• Garage and outbuildings
• Market valuation

The local geology brings its own set of issues. Hever sits within Kent’s clay soil region, and that ground can shrink and swell as weather turns dry or wet. Movement in the soil can lead to subsidence or heave, especially in older buildings with shallow foundations. Our surveyors are trained to spot signs such as cracking, sticking doors or uneven floors, and we set out clear recommendations for further investigation if required. Properties on Hever Road, where ground becomes saturated in winter, are especially exposed to these conditions. Buyers should pay close attention to any hint of movement in homes on or near the low-lying ground running through the village.

Flood risk also matters here. Parts of the village fall within Flood Zone, and the low-lying ground near Hever Road is particularly prone to surface water flooding in winter. Hever Parish Council has raised concerns about vehicular access in these low-lying areas, which regularly become saturated during heavy rain. Our surveyors check the property’s exposure to flood damage, look at any flood defences, and advise on the right follow-up investigations. Drainage is reviewed too, including soakaways and surface water drains, with improvements suggested where needed. Cellars and basements need special care, as they are often the first spaces affected by flooding.

Much of Hever’s housing stock is historic, so traditional building materials are common throughout the village. Stone, brick and timber-framed properties need specialist knowledge to assess properly. Our inspectors understand how these materials behave over time, and can spot issues that are typical in older buildings, such as failing mortar pointing, movement in timber frames, or erosion in stonework. Many homes also have traditional roof coverings, including clay tiles and Horsham stone, which call for specific maintenance. The Tudor village (Astor Wing) added to Hever Castle in 1903 has distinctive jettied first floors and half-timbered upper floors with plastered filling, all of which our surveyors are familiar with assessing.

With detached homes in Hever averaging over £1.4 million, a thorough survey is a sensible part of the process. Our Level 2 Survey helps protect that investment by identifying issues before completion, so there is time to agree a fair price or ask the vendor for repairs. The recent 63% increase in property values in Hever shows how competitive the local market has become, and that makes it even more important to know exactly what is being bought before committing significant funds. Our surveyors have wide experience across the Sevenoaks district, including newer developments around How Green Lane and conversions that have moved through planning in recent years.