RICS Level 2 Survey in Leigh, Sevenoaks

A RICS Level 2 Survey, also called a HomeBuyer Report, gives a detailed visual inspection of a property's condition. Our surveyors look across every accessible part of the building, from the roof space to the foundations, and pick up defects that a casual viewing can miss. The survey covers the main structural parts, including walls, floors, ceilings and the roof structure. We also look at joinery, finishes and fittings throughout, so you get a clear picture of the property's current state.

In Leigh, many homes are built using traditional methods, solid walls, original timber floors and roof coverings that are now ageing, so our inspectors pay close attention to the usual trouble spots. We look for damp penetration in older properties, check slate or clay tiles that may be deteriorating, and assess timber for rot or woodworm damage that often affects period homes here. Our surveyors are used to spotting the subtle movement that can point to foundation problems, especially where buildings sit on the clay soils that shape much of the local geology.

The Level 2 survey also covers services such as electrical and plumbing systems, many of which in Leigh's older homes may still be original and ready for updating. We set out clear ratings for each element we inspect, condition, urgent repairs, and matters requiring further investigation, so the likely financial impact of future work is easy to grasp. The report also gives a market value opinion and a rebuild cost for insurance, both important in an area where property values are high.

Our surveyors also look at outbuildings, garages and the wider plot, including boundaries and drainage. For properties with large gardens, common in Leigh, we note any trees that could affect foundations or drainage systems. The traffic light rating system in the report makes it straightforward to see which matters need prompt attention and which can be watched over time.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Timber conditions
• Windows and doors
• Plumbing and electrical systems
• External finishes
• Drainage and gutters
• Outbuildings and boundaries

Leigh's geology brings challenges our surveyors see regularly. The Wealden Group clay formations, especially the Wadhurst Clay beneath much of the area, have shrink-swell potential that can affect foundations. In drought or after heavy rainfall, properties in Leigh may show ground movement. Our inspectors look for subsidence or heave, including cracks in walls, sticking doors and windows, and uneven floors. Homes with large trees near the building are especially vulnerable to changes in the clay subsoil, as roots can reach a long way and draw out moisture in dry periods.

The village's closeness to the River Medway and its tributaries means flood risk matters for some properties, especially in lower-lying spots near the river. Surface water flooding can also happen during heavy rain because of the local topography and drainage capacity, and our surveyors note flood risk indicators along with any sign of previous flooding that may affect insurance or future resale value. We look at external ground levels, boundary treatments and how well the drainage systems work, so vulnerable properties can be picked up early.

Many properties in Leigh date from the pre-1919 period and the inter-war years, so they often lack modern damp-proof courses or enough insulation. Rising damp is often found in solid wall properties, while penetrating damp can appear where rainwater goods have deteriorated. Our surveyors use their knowledge of traditional materials, including the lime mortars and renders found in historic homes, to judge these issues properly without suggesting modern treatments that could harm historic fabric. Modern cement-based renders can trap moisture in older walls, which tends to do more harm than good.

In Leigh's older properties, electrical and plumbing systems are often original and may need updating to meet current standards. We regularly come across old fuse boards with rewireable fuses, rubber-sheathed wiring that has broken down, and lead pipes in plumbing systems. These problems can affect how the property works, and they can also raise safety concerns before completion. Our surveyors note the approximate age and condition of these systems and recommend further checks by qualified contractors where needed.

• Subsidence from clay shrinkage
• River and surface water flooding
• Rising and penetrating damp
• Roof deterioration
• Timber rot and woodworm
• Outdated electrical systems
• Poor insulation
• Drainage issues