RICS Level 3 Building Survey in Ash, Dover

Ash has a long building history, and a sizeable share of its homes date from before 1900, built in ways that are very different from modern housing. Our inspectors regularly deal with timber-framed structures, red brick walls and plain tiled roofs, all of which need informed assessment. We often see original wattle-and-daub infill that has broken down, lime mortar pointing that has been wrongly replaced with cement, and structural timber frames showing signs of historic movement that need careful judgement.

Across Ash village and Guilton there are three Conservation Areas, so many properties come with planning controls that can limit the changes owners are allowed to make. It is important to understand those limits before committing to a purchase. Our surveyors can spot earlier works that may need closer checking, and can highlight where future plans could require Listed Building Consent or Conservation Area approval. We have worked on properties along The Street, including several Grade II listed buildings where we identified unauthorised alterations from the past.

Ground conditions matter here as well. To the north, the Ash Levels are drained marshland beside the River Stour, and buildings in these lower-lying parts can behave quite differently from those on the higher ground around the village centre. Our inspectors know what these conditions can do to a property over time, and what signs of movement or damp deserve attention. Homes nearer the Stour in the lower areas may also carry flood risk that needs specific investigation.

Ash sits in the East Kent agricultural region, and many homes here began life as farmhouses or cottages for agricultural workers. That often means a maintenance record unlike a standard residential property. Our surveyors are used to the issues that can come with agricultural use, from buildings extended bit by bit over generations to older roof structures that are rarely seen in more modern homes.

• Medieval timber-framed properties
• Georgian and Victorian brickwork
• Listed buildings (105 in parish)
• Properties on or near the Ash Levels
• Conservation Area properties
• Pre-1900 farmhouses and agricultural cottages

From our survey work across the Ash parish, certain defects appear again and again. The large number of medieval and Tudor buildings means rising damp is common, especially where original lime-based mortars have been replaced with modern cement renders that hold moisture in. We have surveyed many cottages on The Street and the lanes around it where this kind of unsuitable modernisation has led to major damp problems and expensive remedial work.

In timber-framed properties, woodworm activity and fungal decay are recurring issues, particularly where roof spaces or under-floor voids have poor ventilation. Our inspectors look closely at exposed timber framing, floor joists and roof timbers for signs of current or past infestation. In several cases, we have found original oak frames affected by deathwatch beetle, which can call for specialist treatment or continued monitoring.

Roofs are another area that often raises concern. Many older homes in Ash still have plain tiled roofs that are beyond their expected lifespan. Our inspectors regularly report slipped tiles, failed leadwork around chimneys and deterioration to ridge tiles. Given the age of much of the local housing stock, it is also fairly common to find original roof timbers with evidence of past woodworm infestation, sometimes enough to justify further specialist assessment. We have seen chimney stacks repointed badly as well, leading to water ingress and damp penetration.

We do occasionally find structural movement in Ash properties, especially where homes stand on the more variable ground near the Ash Levels. Significant movement is uncommon, but our surveyors still check for signs of settlement or subsidence and advise if monitoring or specialist investigation is needed. Because the River Stour runs along the northern boundary, properties in lower-lying locations also need to be considered for flood risk and any related damage or damp issues. For homes near the Stour or within the Ash Levels area, we recommend specific flood risk advice alongside our survey.

• Rising and penetrating damp
• Timber rot and woodworm
• Roof tile slip and deterioration
• Structural movement and settlement
• Outdated electrical and plumbing systems
• Conservation and listed building compliance issues