RICS Level 2 Survey in Lenham

Our RICS Level 2 Survey in Lenham gives a full inspection of every accessible part of the property, from the roof, walls and floors through to doors, windows, plumbing and electrical systems. The surveyor then grades each item on a condition scale, from "no repair needed" to "urgent repairs required." That makes the serious issues easy to spot at a glance, while the report’s commentary sets out what the defects are, and what they could mean for the property’s value and safety. We use the latest RICS HomeSurvey format, with an overall property valuation and a reinstatement assessment for insurance purposes.

This survey is especially useful in Lenham because the village has such a mixed stock of homes. In the centre, many properties are historic timber-framed houses dating from the 16th and 17th centuries, built with traditional materials including Kentish ragstone and wattle and daub infill. Older buildings like these often need a closer look to pick up timber decay, structural movement or damp penetration that a casual glance would miss. Our surveyors understand the way buildings were put together in Kent, and they can spot the warning signs that tend to turn up in historic homes across the area. We have plenty of experience with properties on The Square, High Street and Faversham Road, where many of these older homes are found.

Lenham also has several new build schemes, including The Weavers by Barratt Homes on Ham Lane (ME17 2GY) and Lenham Heath by Bellway on Lenham Heath Road (ME17 2BS). Even a brand-new home can benefit from a Level 2 Survey, because defects are not confined to older places. We inspect all types of property, from modern apartments to detached family houses, so you can move forward with confidence whatever the age or style of the home. We look closely for the snagging problems that often crop up in new builds, including failed window seals, poor insulation installation and cosmetic defects that should be put right by the developer before completion.

• Structural elements (walls, roof, floors)
• Damp and moisture assessment
• Windows and doors condition
• Plumbing and electrical overview
• Roofing and gutter inspection
• Thermal efficiency comments
• Overall property valuation
• Reinstatement assessment for insurance

Lenham’s housing stock tells the story of both its history and its growth, so it helps to understand how different homes were built. The historic village centre contains many timber-framed properties with exposed beams and brick or wattle-and-daub infill, which is typical of Kent’s vernacular architecture. These buildings often have thick solid walls without cavity insulation, so condensation and poor thermal performance can be an issue. Many period properties along the High Street and around The Square are built from Kentish ragstone, a locally quarried limestone that weathers in a different way from modern brick and needs the right kind of expertise when we assess it.

Outside the Conservation Area, a large share of Lenham’s homes were built in the inter-war and post-war years, from 1919-1980. These properties usually have cavity wall construction, with brick or rendered finishes, and roofs finished in concrete tiles or slate. They are often more straightforward to survey than older houses, but age still shows through in places, with roof coverings that are wearing out, insulation that no longer performs well, and original plumbing and electrical systems that may fall short of current standards. We also pay close attention to cavity wall ties in these homes, because corrosion can create structural problems over time.

Modern developments on the edge of Lenham are built using current construction methods, including standard cavity wall construction with brick and blockwork, timber frame elements and modern roofing materials. These houses are usually in good shape, but our Level 2 Survey still adds real value by picking up minor defects, checking the standard of workmanship and confirming that the property appears to meet current building regulations. We also compare what we see with the developer’s specification, so you can spot any difference between what was promised and what has actually been delivered.

• Timber-framed historic properties
• Kentish ragstone construction
• Solid wall properties
• Cavity wall inter-war homes
• Modern brick and block construction
• Timber frame new builds

Our surveying work in Lenham has highlighted a few recurring defects that buyers ought to keep in mind. Damp is a common theme in older properties, where the lack of modern damp-proof courses, or the breakdown of original materials, can lead to rising damp, penetrating damp and condensation issues. Homes in the Conservation Area, with solid walls and older windows, are particularly prone to condensation build-up in the winter months. We use moisture meters and thermal imaging equipment to identify damp problems that may not be obvious to the naked eye, giving you a proper assessment of any moisture-related concerns.

Roof issues also turn up often in Lenham homes over 50 years old. We frequently see roof coverings that have aged badly, cracked or missing tiles, faulty flashings around chimneys and valleys, and timber rafters or purlins that have been compromised. On properties with plain clay tile roofs, which are common across the village, the tiles can become porous and fragile with age, allowing water in and damaging the timbers beneath. Our inspection includes the roof space wherever it is safe to access, so we can check the roof structure, insulation and ventilation. We also look at gutters and downpipes, as blockages or damage there can make water overflow and soak into external walls.

Timber defects are another issue we often come across in Lenham’s older homes. Wet rot and dry rot can affect both structural and non-structural timbers, especially where ventilation is poor or damp has been present before. Woodworm infestations are also fairly common in older timber-framed buildings, and our surveyors know exactly what to look for when assessing beetle activity and its extent. Where a property has exposed timber framing, we inspect the structural beams carefully, checking for decay, insect damage or previous repairs that may point to an ongoing structural problem.

• Rising damp and penetrating damp
• Roof tile deterioration
• Timber rot and woodworm
• Structural movement and cracking
• Outdated electrical systems
• Defective windows and doors

Lenham’s geology brings its own set of issues, and our surveyors are trained to pick them up. The village sits on Gault Clay and Folkestone Beds, both of which have a moderate to high shrink-swell potential. In practical terms, that means buildings on these soils can be vulnerable to subsidence or heave as the clay expands and contracts with changing moisture levels. We give close attention to signs of structural movement, cracking or foundation problems that may point to ground-related issues. Homes with large trees nearby, or with shallow foundations, are especially exposed, and our report will flag anything that needs further work from a structural engineer. We look for tell-tale signs such as diagonal cracking through brickwork, doors and windows that stick or do not close properly, and uneven floor levels.

Flood risk matters too in Lenham. The village sits at the headwaters of the River Len, which runs through the village centre before joining the River Medway at Maidstone. Properties right beside the river, or in low-lying spots, may face fluvial flooding, while heavy rain can trigger surface water flooding because of the valley geography. The village also sits in a "damp valley" between chalk hills, so surface water can build up in some places during intense rainfall. Our surveyors look for evidence of past flooding, water damage or persistent dampness that might suggest a flooding history or a higher risk of water ingress. That information can have a direct bearing on insurance and mortgage arrangements.

Much of Lenham’s housing stock is historic, so some homes need a more cautious approach during the survey. The village includes two Grade I listed buildings, six Grade II* listed buildings and 96 Grade II listed buildings, and a significant Conservation Area covers much of the historic centre. Buildings in these categories often use construction methods that are very different from modern ones, including exposed timber framing, solid walls without cavity insulation and traditional roofing materials. A RICS Level 2 Survey gives a strong overview, but listed properties or homes with complex historical construction may be better served by a more detailed RICS Level 3 Building Survey.

• Gault Clay shrinkage causing subsidence
• Flood risk from River Len
• Structural movement in older properties
• Timber decay in historic buildings
• Damp issues in period properties
• Outdated electrical systems