RICS Level 2 Survey in Petham

Our RICS Level 2 Survey, previously called the Homebuyer Survey, gives a detailed picture of a property's condition, with a focus on the issues that matter in day-to-day modern living. We inspect all accessible parts of the building, including the roof space, walls, floors, windows, doors and services. We look closely for defects that could affect value or lead to costly repairs, so you have a clear view of what you are buying. The survey is carried out to RICS standards and uses a traffic light rating system to show the condition of each element we inspect.

Petham has no shortage of historic homes, many built in traditional brick and flint, so our surveyors give older construction features careful attention. A good number of properties here date from the Victorian era or earlier, and our inspection looks closely at roofs, foundations and structural elements that often show age in period buildings. We know how lime mortar between flint stones can break down after decades of exposure to Kent's changeable climate, and we know the usual warning signs with these older building methods.

As part of the survey, we assess damp levels with professional moisture meters, look for woodworm and rot in structural timbers, review insulation and energy efficiency points, and check visible electrical and plumbing systems. We also inspect extensions and alterations to see whether they appear to have been built properly and with the right building regulation approvals. Where work seems to be missing proper paperwork, we flag it clearly, as that can affect a mortgage offer or make a future sale more difficult.

Most of our Level 2 Survey reports come in at around 10-15 pages, and we usually send them within 3-5 working days of the inspection. We write them in plain English, without unnecessary jargon, so the findings are easy to follow. Each section sets out our professional view on the condition of that part of the property, along with practical next steps, from routine upkeep to repairs that need urgent attention.

• Roof structure and covering condition
• Walls, foundations and subsidence indicators
• Damp and timber decay assessment
• Windows, doors and joinery
• Plumbing and electrical visible installations
• Extensions and alterations
• Energy efficiency considerations

Just outside Canterbury, Petham combines a scenic Kent countryside setting with a broad range of homes, from houses built in the 2020s to former farm buildings converted for residential use. That variety matters. Older properties here can conceal defects linked to traditional construction methods that differ a lot from modern standards, and those are exactly the issues our surveyors are trained to spot. The village remains popular with commuters because of its closeness to Canterbury, but with so much older housing stock, buyers are wise to understand any hidden problems before going ahead.

Traditional brick and flint construction turns up regularly in Petham, including historic barn conversions dating back to the 1820s. These materials last well, but they can still bring particular problems, such as worn mortar joints, movement caused by ground conditions, and damp linked to the way older walls need to breathe. Our inspectors are used to these building types and know where defects commonly develop. We often find lime mortar in older properties has deteriorated, which can open the way for water penetration if maintenance has slipped.

Kent's pattern of wet winters and relatively dry summers can leave its mark on buildings. We often see roof coverings wearing out with age, especially on period homes where original tiles may have been in place for decades. In parts of Kent, clay soils can also contribute to ground movement, so we check carefully for signs of subsidence or other structural movement. The chalk geology across much of Kent can create its own drainage issues too, and those can have an impact on both foundations and damp levels.

Extensions, conversions and other later changes need a careful eye. We inspect altered parts of a property to pick up possible concerns around structural stability, damp ingress or building regulation compliance, all of which can affect a mortgage or the ease of selling later on. In Petham, barn conversions are a familiar part of the market, so we pay close attention to the standard of the conversion work and to whether building control sign-offs were obtained when agricultural buildings were turned into homes.

Period homes in Petham often command premium prices, so it is important to know the real condition of a property before exchange. Our surveys help prevent expensive surprises after completion by bringing issues to light while you are still in a position to negotiate with the seller. From a modest terraced cottage to a substantial detached family home, we give you the detail you need to move forward with confidence.