RICS Level 3 Building Survey Burmarsh

Burmarsh properties come with a few local quirks, and that is exactly where a RICS Level 3 Survey earns its keep. Romney Marsh has complex geology, including clay-rich soils that shrink and swell. During dry spells the ground contracts, then it expands when the rain returns, which can trigger movement, especially in Kent where subsidence of this type is well known. Our inspectors look for the tell-tale signs, cracking patterns, doors and windows that sit out of line, and gaps between walls and floors. In the TN29 area, we have seen plenty of homes showing foundation movement tied to those soil conditions.

Burmarsh also has a good stock of older buildings, some with histories stretching back several centuries. The village includes several listed properties, among them the Grade II* All Saints' Church, built from Norman Caen stone with later Ragstone additions, plus the Grade II listed Shepherd and Crook Public House and Rothschild Farmhouse. That sort of heritage brings charm, but it also means traditional methods and materials that are very different from modern construction. Our surveyors know what to look for, from timber decay and poor ventilation to historic damp and the state of original features.

Flood risk is part of the picture too, because Burmarsh sits on marshland. Drainage systems and flood defences have been in place for centuries, yet low-lying ground still leaves some properties open to water ingress, particularly in severe weather. The Environment Agency prioritises clearance of waterways in the Romney Marsh Area for flood risk management, which gives a sense of how closely this area is watched. Our Level 3 Survey covers flood risk factors and checks the condition of drainage around the property.

• Ground movement assessment
• Flood risk evaluation
• Structural integrity check
• Damp and rot investigation
• Roof and chimney condition
• Electrical and plumbing overview

A RICS Level 3 Survey gives a full, methodical look at the condition of the property. We assess the building’s structural integrity, including walls, floors, ceilings and roof structure. Any signs of movement, cracking or structural concern are noted, along with professional advice on whether repairs are needed and how urgent they are. In Burmarsh, where older buildings are common, we give extra attention to load-bearing walls, beams and joists, checking for rot or insect damage that could undermine stability.

The roof is inspected carefully as well, from the covering materials and flashing to chimneys and gutters. Many Burmarsh properties have older roof structures, so we look for deterioration, signs of past repairs and likely leak points. Flat roofs and dormer windows are also checked, as they often cause trouble in older houses. Because this part of Kent is exposed to coastal weather, we pay close attention to storm damage and corrosion on metal components.

Damp and timber conditions form another important part of the report, and they are frequent concerns in homes of any age, especially older Marsh properties. We use visual inspection methods to spot rising damp, penetrating damp and condensation. Where there is a hint of a deeper problem, we recommend further specialist investigation. The report also deals with windows and doors, stairs and balustrades, and the condition of external decorations. We assess the damp-proof course and ventilation too, both of which are often lacking in period homes.

Burmarsh and the wider Romney Marsh area have a strong architectural story, shaped by the geography around them. Local homes have often been built from materials sourced nearby, including brick and timber framing typical of Kent. All Saints' Church is a clear example, with its Norman Caen stone and later Ragstone construction showing the materials used in earlier centuries. Roman bricks have also been found in the church fabric, which points to reuse from older Roman settlements. Our surveyors are familiar with these traditional methods and can spot associated defects that might otherwise be missed.

Quite a few residential properties in Burmarsh were built with traditional brickwork and solid floor constructions, unlike modern cavity wall homes. Those older methods can bring their own problems, such as limited insulation, damp vulnerability and historic materials that would now be considered substandard. We often find solid walls with little or no cavity insulation, while original windows may still be single-glazed, which affects energy efficiency. Our Level 3 Survey identifies these issues and gives practical recommendations for improvement where appropriate.

The local geology gives owners another thing to think about. Kent lies in an area known for clay shrink-swell subsidence, where clay-rich soils expand and contract as moisture levels change. That movement can affect foundations and, over time, create structural problems, especially after dry summers followed by wet winters. Our surveyors know how to spot the warning signs and can advise on the right remediation if it is needed. Claims for subsidence damage have risen in recent years after hot, dry summers, so buyers are right to take it seriously.