RICS Level 2 Survey in Lower Hardres and Nackington

Our RICS Level 2 Survey is a detailed look at the property’s visible and accessible parts. We check walls, roof, floors, windows and doors, then pick out any defects or worries that may need attention. You get a view of the property’s overall condition, plus any issues that could affect value or mean extra maintenance later on. Our inspectors work through the house in a methodical way, recording what they see with notes and recommendations. Photographs are taken during the inspection as visual proof of any problems we find.

Lower Hardres and Nackington has a high number of older homes, so we give period-property problems extra attention. Damp is a common one, especially in buildings built with traditional methods. We also look closely at timber for rot or woodworm, check chimneys and fireplaces, and review plumbing and electrics. Many properties here still keep exposed beams and original features, which often need a specialist eye. The area’s agricultural past means former farm buildings and barns have often been converted into homes, and each conversion brings its own issues to consider.

Alongside the condition assessment, the Level 2 survey also gives a market valuation and an insurance reinstatement figure. That valuation is based on the current Lower Hardres and Nackington market, where property values have risen by 24% over the past year. Each element we inspect gets a clear rating, so it is easy to see what needs urgent action and what is only a minor cosmetic matter. The traffic light system keeps things simple, and quickly shows when a property needs immediate attention and when the issue is superficial.

• Wall and structural condition assessment
• Roof, gutters, and drainage inspection
• Damp and timber defect analysis
• Electrical and plumbing overview
• Market valuation and reinstatement figure
• Clear condition ratings and recommendations

Lower Hardres and Nackington has a character all of its own, and that means many properties need a careful eye. The stock ranges from medieval farmhouses to modern houses, so our inspectors approach each survey with an idea of the issues likely to show up. St Mary’s Church in Nackington, which dates from the late 11th century, is a good reminder of just how old some of the building stock can be. That kind of heritage brings challenges, and our surveyors are trained to spot them. Butt’s Farmhouse, Young’s Farmhouse, Court Lodge Farmhouse, Parsonage House, Mount Pleasant, and The Old Farmhouse are among the notable listed buildings here, all of which need specialist knowledge to assess properly.

In Kent, period properties often show signs of age and the methods used to build them. Damp penetration is one of the most common problems we see, particularly in homes with solid walls rather than modern cavity wall construction. Traditional brick and stonework can let moisture move through the structure, especially during wet Kent winters. Our surveyors use their experience to judge how far any damp has spread and what sort of repair may be needed. Being close to the Kent Downs can also mean more exposure to severe weather, which wears external walls and roof coverings faster.

Roofs need close attention in this area, because older roof structures may already be past their expected life. A lot of period homes still have clay or slate tiles, and these can become brittle with age, leading to slipped tiles and water ingress. Where the roof space is accessible, our inspectors look for evidence of old leaks, timber decay and poor insulation. Farming dominated the local economy in 1881, so the agricultural heritage still shows through in outbuildings and attached barns that may need assessment. The proposed development of up to 200 dwellings south and east of Nackington Road is also part of the picture, with new homes being built to sit alongside the period architecture around them.

Older properties often lag behind current electrical and plumbing standards. Our Level 2 survey includes a review of those services, flagging anything that looks dated or potentially unsafe. We note visible wiring that does not meet current standards and point out where a qualified electrician or plumber should investigate further. That matters especially in homes where consumer units, socket outlets and pipework may not have been touched for decades. Some properties in the area may still have original lead piping or old fuse boxes that would need updating for current building regulations compliance.

Although Lower Hardres and Nackington is best known for historic properties, there has been some new development in recent years. One notable dwelling was completed in January 2020, designed to echo the surrounding period homes with chimneys, fireplaces and timber beams so it reads like a converted barn. It is a 3-bedroom home, spans over 300m², and was built in brick with a sloped red tile roof, which shows how new houses here still have to respect local planning requirements.

Nackington Court is another important scheme, made up of five detached Tudor-style properties, including The Lodge. It is a clear example of how modern construction and traditional appearance are brought together under local planning rules. Even with newer homes, our inspectors still look for common issues such as window seals, roof tile alignment and the quality of the materials used. Rushed schedules or poor workmanship can leave defects behind, even in a brand-new property.

If it goes ahead, the proposed residential development of up to 200 dwellings south and east of Nackington Road would change the parish quite a bit. It is expected to take approximately five years, and local residents have raised concerns about traffic congestion and the loss of prime agricultural land. We keep an eye on planning activity like this so we can better understand how new development may affect property values and the wider feel of the area.