RICS Level 2 Homebuyers Survey in Wrotham

Our RICS Level 2 Homebuyers Survey gives a detailed visual check of all accessible parts of the property. We look closely at walls, roof, floors, doors and windows, and we note defects that could affect value or safety. The exterior fabric, including brickwork, rendering and timber elements, is also assessed, which matters in Wrotham because much of the older housing stock still reflects traditional methods such as timber framing and flint walls. In the village centre, especially along the High Street and St Mary's Lane, many homes were built with oak and elm timber framing and wattle-and-daub infill, so a careful eye is needed to read the structure properly.

Dampness is another area we check closely, and it remains a real issue locally because of Kent's changeable climate and the age of many homes. Our inspectors use professional damp detection equipment to pick up rising damp, penetrating damp and condensation that may not be obvious at first glance. Wrotham's position near the Kent Downs, along with weather systems coming in from the Channel, can leave properties exposed to odd weather swings that push damp through leaky brickwork and tired fabric. We also look for timber defects such as woodworm and rot, which often affect window frames, door frames and original timber floors in older Wrotham homes, especially where the single-glazed windows are still in place.

We inspect the roof as well, from tiles and flashings to gutters and chimneys. Traditional clay peg tiles are common in Wrotham, and with age they can turn brittle and suffer frost damage during cold winters. Flat roofs get the same attention, particularly where we see pooling water, blistering or general deterioration, issues that turn up often on conversions and extensions across the village. Foundations are examined too, with signs of structural movement, cracks or subsidence carefully noted. Wrotham sits mainly on chalk geology, which is usually stable, but clay deposits below some plots can still lead to subsidence, especially where mature trees draw moisture from the soil. That matters in particular for the 64 listed buildings in the village, many of which sit on shallow foundations.

We also carry out a visual check of the electrical and plumbing installations, recording any obvious defects or concerns. It is not a full electrical test, but we will flag outdated wiring, old fuse boxes and anything else that may need a qualified electrician or gas engineer to look again. In Wrotham, we often come across pre-1980s electrical systems that no longer suit modern demand and can create safety risks. An energy efficiency advisory is included too, so there is a clearer picture of the property's thermal performance and where improvements may be possible.

• Visual inspection of all accessible areas
• Damp and timber defect assessment
• Roof and chimney condition report
• Electrical and plumbing observations
• Structural movement analysis
• Energy efficiency advisory

Several recurring issues show up again and again in Wrotham's housing stock during Level 2 inspections. Dampness is one of the most common, helped along by the area's weather swings and the age of many buildings. We regularly find rising damp linked to failed or missing damp proof courses, especially in homes built before the 1970s. Penetrating damp also turns up through defective guttering, damaged roof tiles or porous brickwork, all of which need prompt action to avoid structural damage. Traditional methods used in many Wrotham homes, such as timber framing with wattle-and-daub or clay peg tile hanging, can be particularly vulnerable to moisture if they have not been maintained well.

Cracks in walls, gaps between floors and walls, and tilting chimney stacks are all signs of structural movement. Wrotham sits mainly on chalk geology, which is usually stable, but clay deposits in some areas can still lead to subsidence, especially where mature trees pull moisture from the ground. With 64 listed buildings in the village, many built with shallow foundations, buyers need to treat this with care. The British Geological Survey points to clay-rich soils as having potential shrink-swell behaviour, which can shift foundations. Our surveyors look at any cracks or movement closely and advise whether they seem benign or need a structural engineer to investigate further.

Roof defects come up regularly in our Wrotham reports. Traditional clay peg tiles, which are common across the village, can become brittle with age and may slip or crack after frost events. Flat roofs, often seen on extensions and garage conversions, frequently show pooling water, blistering and deterioration of the roofing membranes. We also inspect gutters and downpipes, which can clog with leaves from Wrotham's tree-lined streets and send water spilling over the edge, leading to damp penetration. Homes near the Kent Downs may face stronger winds too, so flashings and roof tiles on exposed sites get extra attention.

Older electrical systems create safety concerns in many Wrotham homes, especially those built before the 1980s. We often find rubber or cloth-insulated wiring, fuse boxes below 100 amps and overloaded circuits that struggle with modern demand. Those faults need quick attention from a qualified electrician so the occupants stay safe. We also note that some parts of Wrotham have had infrastructure problems, including the Pilgrims Way area where residents dealt with extended power outages, which is a reminder to check the incoming services properly.