RICS Level 2 Survey in Tonbridge and Malling

Our RICS Level 2 Survey, previously called the HomeBuyer Report, suits properties of conventional construction. We carry out a visual inspection of all accessible parts of the home, checking the condition of the walls, roof, foundations, floors, doors, windows and key utilities. We flag major issues that could affect value, along with urgent defects needing immediate attention. Each report sets out clear condition ratings for the different elements, from "good" to "requires urgent attention", so the seriousness of any problem is easy to grasp.

Tonbridge and Malling has a few recurring issues, and our surveyors know what to watch for. A lot of homes here use Kentish ragstone, an attractive traditional material, but one that can let in moisture if upkeep has slipped. We look closely for damp, especially in older properties with solid walls, and we assess render and pointing where age or weathering has taken its toll. We also consider the local geology, including the shrink-swell risk linked to Gault Clay soils beneath parts of the borough, notably around Addington and Wrotham.

In the many conservation areas across Tonbridge and Malling, including West Malling, Wateringbury and Tonbridge itself, we give extra attention to original features and any signs that historic fabric is deteriorating. With 15.6% of properties in the borough built before 1919, traditional construction is far from unusual, from shallow foundations to solid brick walls. We explain how those age-related features may affect the property over the coming years and set out practical maintenance and repair advice that respects the character of older buildings.

We look over the visible condition of the electrical and plumbing systems as well, noting obvious hazards or dated installations that may fall short of current regulations. We do not test these systems, but we may recommend specialist electrical and gas safety certificates before completion. Our surveyors note the approximate age of the consumer unit, point out any visible wiring that appears outdated, and flag plumbing materials now considered obsolete, such as lead pipes or galvanized steel water supply pipes often found in homes built before the 1970s.

Because we survey across Tonbridge and Malling so often, we know where problems tend to start. Parts of the borough sit on Gault Clay, which brings a moderate to high shrink-swell risk and can affect foundations, especially in drought or after excessive rainfall. We check for signs of subsidence, heave and structural movement that may point to foundation trouble. Properties near trees, including those along the Medway valley or in the leafy suburbs near Tonbridge Castle, can be more exposed because roots draw moisture from the clay soil, causing shrinkage and sometimes destabilising foundations.

The River Medway cuts through the borough, and homes close to it, especially in Tonbridge town centre and along the river valley in places such as Salts and the railway station vicinity, can face flooding risk. Our surveyors assess that risk and note any signs of past flood damage or water ingress. Surface water flooding is another issue across the borough, particularly in built-up areas where drainage can be overwhelmed during heavy rain. We also give practical advice on flood resilience and on further checks you may need, including the status of any flood defenses or barriers that have been installed.

Roofing defects come up time and again in our Tonbridge and Malling surveys. Many homes across the borough have roof coverings that are simply getting old and may be beyond their expected lifespan. We inspect for slipped tiles, damaged flashing, worn pointing to ridge tiles and more general deterioration that could lead to leaks. Since 38% of properties in Tonbridge and Malling were built between 1945 and 1980, concrete tile roofs are especially common here, and they can turn brittle and more vulnerable to damage as the years pass. We also look carefully at flat roof sections, often found on extensions and garage conversions.

Damp is another issue we see regularly, particularly in older homes with solid walls and no effective damp-proof course. During the inspection, we assess rising damp, penetrating damp and condensation. Properties with poor ventilation, or homes that have been modernized without enough thought for breathability, can develop damp problems that affect both the building fabric and the health of occupants. In solid-walled properties, which are common in the older housing stock across the borough, we often recommend a certified damp-proof course or better ventilation where chronic damp is present.

Construction type matters a great deal in Tonbridge and Malling. The housing stock ranges from Victorian and Edwardian homes through to recent new-build properties at Somerhill Green and Wateringbury Park, and that variety affects how defects appear and how condition should be judged. Our surveyors need to be familiar with a broad mix of materials and building techniques to assess any property accurately, and that is exactly how we approach it.

Older homes in Tonbridge and Malling, especially those built before 1919, were often put up using methods quite different from modern standards. Typical features include solid brick walls, Kentish ragstone foundations and walling, timber frame elements, and slate or clay tile roofs. Foundations were usually shallow, which can become a concern on shrinkable clay soils. Our surveyors look for the kinds of movement and deterioration tied to this style of construction, such as cracking in solid walls or uneven floors that suggest settlement.

Homes built between 1945 and 1980 account for 38% of the housing stock in Tonbridge and Malling. These properties often have cavity walls with brick outer leaves and block inner leaves. Concrete tiles also became widely used for roofing in this period because they were cost-effective, but they do not tend to last as long as traditional slate and can deteriorate more quickly, especially through the freeze-thaw cycles seen in Kent winters. That is why our surveyors pay close attention to concrete tile roofs, many of which are now nearing, or already past, their expected lifespan.

Across newer parts of the borough, including Kings Hill and the later phases at Wateringbury Park, modern methods of construction are common, from timber frame to brick and block cavity walls, with a range of roof coverings. These homes often need less maintenance than older buildings, but they are not free from defects. We still check for inadequate ventilation, problems with window and door installations, and faults in sealing or insulation that may affect energy efficiency.