RICS Level 2 Survey in St Mary in the Marsh

Our RICS Level 2 Homebuyer Survey suits properties in conventional condition, which covers most homes in the St Mary in the Marsh area. During the inspection, our surveyor makes a visual assessment of every accessible part of the property, from the roof down to the foundations. We inspect walls, floors, ceilings, doors and windows, and we also review services such as plumbing, electrical wiring and heating systems. The survey includes the main building as well as any garages, outbuildings or other permanent structures that form part of the sale.

Homes in St Mary in the Marsh need a careful eye, especially on Romney Marsh. Because the marshland is low-lying, damp penetration can be an issue in some properties, particularly where there are solid walls or older forms of construction. Our surveyors look closely for evidence of past or current water ingress, ventilation problems, and the state of any damp-proof courses or tanking systems already in place. We have inspected many properties across TN29, so we know the usual warning signs when assessing a home on the marsh.

As part of the Level 2 survey, we also provide a market valuation and an insurance rebuild cost figure for the property. Using current market conditions in the TN29 area and recent sales evidence from nearby Dymchurch and Newchurch, we give a well-grounded view of both present value and the likely cost of rebuilding from scratch. That can be particularly useful when arranging a mortgage and buildings insurance. With properties currently sitting at prices last seen several years ago, an accurate valuation from an independent RICS surveyor gives both you and your lender added protection.

We do not stop at the main structure. Our surveyors also look out for possible concerns with boundaries, drains and access rights. In a rural village such as St Mary in the Marsh, boundary disputes can become awkward quickly, so we note anything that suggests issues with shared drives, rights of way or boundary lines that are not clearly defined, so your solicitor can investigate further.

• Visual inspection of all accessible areas
• Damp and timber condition assessment
• Market valuation and rebuild cost
• Electrical and heating system condition check
• Roof, chimney, and gutter inspection
• Boundary and grounds assessment

St Mary in the Marsh, like the wider Romney Marsh area, brings a set of considerations that our surveyors know well. The geological makeup of the marsh leaves properties here more exposed to moisture-related problems than homes on higher ground in Kent. Many village properties were built using traditional methods from before modern building regulations, so they may have no cavity walls, no effective damp-proof courses, or no modern ventilation systems.

Housing in the TN29 postcode area has an age profile that includes a substantial number of homes built before 1970. Those older properties often come with solid brick walls, original timber windows, and ageing electrical and plumbing systems that may fall short of current standards. Our RICS Level 2 survey focuses on these points, flagging outdated elements that may need updating and giving cost estimates for necessary improvements. In the area, we regularly find Victorian and Edwardian homes that still retain their original wiring, and that can present a serious safety concern.

St Mary in the Marsh itself may not be heavily affected by conservation area restrictions, but the wider Romney Marsh has many listed buildings and properties of historic interest. Where a buyer is considering a period property, our surveyor looks for the age-related issues commonly found in older homes, from structural movement to the condition of original features such as thatched roofs or exposed timber beams. Properties near the historic Royal Military Canal, or in the older parts of the village, can raise specific points that a general surveyor might miss.

Local prices have adjusted recently, so properties are more affordable than they were a few years ago, but that does not remove the need for care. We have seen homes sell for noticeably less than their 2022 peak, and that can point either to underlying defects or to wider market conditions. Our independent valuation helps show whether the agreed price is fair for the property's actual condition, rather than a purely theoretical market value.