RICS Level 2 Survey in ME2

For conventional properties in reasonable condition, the RICS Level 2 Survey gives a clear red, amber, or green rating to show how serious any issue is. Our surveyors look over all accessible parts of the home, including the roof space where it is safe and reachable, plus walls, floors, windows, doors, and permanent fixtures. In ME2 homes, we pay close attention to the faults we see again and again, damp in older brick-built properties, roof coverings breaking down on pre-war houses, and movement in homes built on London Clay. We check inside and out, picking up visible defects that can easily be missed by buyers without experience.

ME2 properties sit on ground that brings its own problems. Beneath much of the area, the London Clay and Thanet Formation create a moderate to high shrink-swell risk, especially where foundations are shallow or trees stand close by. Our surveyors know the subtle signs of subsidence or heave, cracking patterns, binding doors and windows, and floors that are not quite level. That local knowledge matters, because approximately 70-80% of properties in ME2 were built before 1980 and may not have the depth of foundations used to current standards.

We also provide a market value assessment and a rebuild cost for insurance, so you get a fuller picture of the property. Energy efficiency is checked too, with obvious areas for improvement flagged where they could reduce running costs. In conservation areas such as Strood High Street or Hoo St Werburgh, we note any points that might affect future renovation or improvement works. That matters in ME2, where several conservation areas contain period properties that may have restrictions on alterations.

Outbuildings, garages, and boundary condition are part of the Level 2 Survey as well. Drainage is checked, along with signs of flooding, which is especially relevant for homes near the River Medway or in the low-lying parts of the Hoo Peninsula. The report sets out practical repair and maintenance recommendations, giving you a clearer basis for budgeting ahead and negotiating with the seller.

• Visual inspection of all accessible areas
• Identification of defects with severity ratings
• Market value and rebuild cost estimates
• Energy efficiency observations
• Advice on repairs and maintenance

ME2 homes come with a number of issues that our surveyors regularly pick up during inspections. Damp is one of the most common, especially rising damp in solid brick walls without modern damp-proof courses, and penetrating damp caused by failed roof coverings, damaged render, or poor pointing. Many Victorian and Edwardian homes in Strood were built with 9-inch thick solid brick walls, and although they are durable, they can suffer damp ingress when maintenance has been left too long. Where suitable, our surveyors use moisture meters and thermal imaging to judge how far the damp has spread and whether it is active and needs prompt attention.

Timber defects are another major finding in ME2 surveys. Wet rot and dry rot can affect structural timbers, floorboards, and roof structures, particularly where damp has been present for a long time. Woodworm infestation also turns up often in older properties with original timber elements. Our surveyors inspect all visible timber closely for decay, insect activity, and any sign of structural compromise. In properties built before 1919, which make up approximately 15-20% of the housing stock, we often find historic timber features that may have been affected by years of minor infestation.

Roof defects are common too, not least because so many properties in the area are over 50 years old. Deteriorating concrete tiles or slate coverings, defective flashing around chimneys and valleys, and damaged rainwater goods all appear regularly in our reports. Left alone, these faults can allow water to get in and damage internal finishes and structural elements. We inspect roof spaces wherever it is safe and accessible, and we check rafters, joists, and any insulation present.

Most of ME2 sits on London Clay, which brings a specific risk of subsidence and heave. Properties can show signs of movement where trees, especially water-hungry species such as oak and poplar, are close to foundations, or where drainage is poor. Our surveyors are trained to recognise the typical cracking patterns linked to movement and to judge whether urgent structural work is needed. In places like the Hoo Peninsula, where coastal flood risk may also come into play, we look for flood damage or water staining that could point to previous flooding incidents.

• Damp problems in solid brick walls
• Timber rot and woodworm infestation
• Roof defects and deteriorating tiles
• Subsidence risk from London Clay
• Outdated electrical systems