RICS Level 2 Survey in Hougham

The RICS Level 2 Survey is a detailed check of the accessible parts of the property, looking at the general condition and picking out defects or possible problems that could affect value or lead to costly repairs. Our surveyor examines walls, the roof, floors, doors and windows, together with the building services, including plumbing, electrical and heating systems. We use a clear traffic light rating system, so issues are shown from green, which means no action required, to red, which means urgent repairs needed. It gives you a quick read on what needs attention now and what can wait.

It suits conventional properties built within the last 150 years, including detached houses, semi-detached homes, bungalows and flats. For mortgage buyers, it covers the basics lenders ask for and still gives proper reassurance about the purchase. In Hougham, where a lot of homes date back to the early 20th century or earlier, this sort of inspection can bring hidden problems to light, from damp penetration to tired electrical systems. We inspect properties across the CT15 postcode area regularly, so we understand the particular issues that go with traditional Kent construction.

Alongside the condition review, the survey also gives a market valuation and an insurance reinstatement figure. That can help with mortgage arrangements and with arranging the right level of building insurance cover. If serious defects show up, the report can back up a request for a lower purchase price or a demand that the seller fixes specific matters before completion. Major UK lenders accept our reports, so your mortgage provider gets the paperwork it needs to move things forward.

• Visual inspection of all accessible areas
• Assessment of main services (gas, electric, water)
• Identification of defects and maintenance needs
• Market valuation and reinstatement cost
• Traffic light rating system for issues
• Advice on repairs and estimated costs

Traditional rural Kent building practice is reflected in the properties around Hougham, with methods that have changed gradually over many decades. Older houses often have solid brick walls, sometimes using local Kentish ragstone that was quarried nearby, or red brick laid in different bond patterns. Flint is also common, either used as infill panels or as a decorative feature in gables and boundary walls. Knowing how these buildings were put together matters, because solid walls do not have the cavity found in modern homes and are more prone to damp penetration.

Another regular feature in older local homes is timber framing, and some still show exposed beams or traditional jettied first floors. Those timbers can suffer from woodworm, wet rot or dry rot, especially where damp has been present or ventilation has been poor. Our surveyors give these structural timbers close attention, checking accessible floor joists, roof rafters and window frames for signs of decay. Where plaster hides the framing, we look for clues such as cracking or distortion that may point to timber problems underneath.

The move from solid wall construction to cavity wall construction happened gradually here, with most homes built after the 1930s using the newer approach. Even so, properties from that period are now approaching 100 years old, so they come with their own age-related issues. Roofs here usually use timber rafters with slate or clay tile coverings, both of which need regular upkeep and can suffer from slipped tiles, failing pointing or deteriorating felt underlay. Our inspection covers all of that, so you get a clear picture of the property's condition.

Being near the Kent coast brings its own environmental pressures for Hougham properties. The chalk geology across the Dover and Folkestone area creates ground conditions that our surveyors know well. Chalk is generally stable, but the clay superficial deposits that can sit above the bedrock may shrink and swell when trees are nearby or when soil moisture changes through the seasons. That movement can affect foundations and create structural issues that are not always obvious at first glance.

There are several flood risks buyers should keep in mind in this area. Surface water flooding can happen in heavy rain, especially in low-lying spots and valleys that funnel water through the village. Hougham homes may also be affected by groundwater flooding in chalk areas, where water tables can rise sharply in wet periods. Coastal erosion is another factor for properties very close to the cliffs, although Hougham itself sits a little inland from the immediate shoreline. Our surveys cover these environmental points too, and we look for signs of past flooding or water damage that might show a property is vulnerable.

Extra care is needed where a property is listed or sits within a conservation area. These homes often call for specialist surveys that go beyond the standard RICS Level 2 assessment, because their historic importance means any defects or repair needs have to be judged carefully. We cannot confirm specific conservation area designations without checking with Dover District Council, but buyers should bear in mind that older homes in rural villages like Hougham may have protected status that limits alterations. Our team can advise if a fuller RICS Level 3 Building Survey would be the better fit.

From our work across Kent, there are a few recurring problems we often find in Hougham homes. Damp is a common one in older properties, especially where solid walls have no cavity insulation. Rising damp and penetrating damp can affect ground floor walls and basements, while condensation often turns up in kitchens and bathrooms with poor ventilation. Our surveyors are trained to spot the signs and to judge the likely cause and spread of the problem. Where it is useful, we use moisture meters and thermal imaging to gauge how serious the damp is.

Roofs need close attention too, and many older homes here still have traditional slate or tile coverings that have seen decades of British weather. Slipped or broken tiles, worn pointing and rotting timber can all lead to leaks and water damage if they are left alone. In Hougham, where period properties are common, we often find roof timbers and supporting structures showing age-related wear that needs work. We also check flashing around chimneys and at roof junctions, as these are frequent weak points.

Properties built before 1980 often have electrical and plumbing systems that no longer match current regulations, and some may need partial or full rewiring. Old consumer units, fabric-covered wiring and galvanised steel pipes are all possible hazards that our surveyors assess and note in the report. For buyers, those can mean significant extra costs, so it pays to know about them before you complete. We check the visible electrical fittings and record any obvious shortcomings, although we do not test the systems themselves.

• Rising damp and penetrating damp
• Roof defects and tile slippage
• Outdated electrical wiring
• Old plumbing and pipework
• Timber decay and woodworm
• Structural movement and subsidence