RICS Level 3 Building Survey in Ramsgate (CT12)

Across CT12 in and around Ramsgate, buyers run into a set of issues we see time and again. A large share of the housing stock is Victorian or Edwardian, so plenty of homes are now close to, or well past, 100 years old. Those period houses often have traditional solid wall construction, and defects can sit quietly out of sight during an ordinary viewing. In our surveys, we regularly pick up penetrating damp, structural movement and timber deterioration in these older properties.

Ground conditions matter here as well. CT12 lies over chalk bedrock with clay deposits above it, which creates a moderate to high shrink-swell risk. In dry spells or after heavy rainfall, that can lead to movement in the ground and, in some cases, subsidence or heave. We check carefully for tell-tale signs of movement and set out clear advice where structural concerns need attention.

Being close to the coast changes how buildings age. Salt air can speed up corrosion in metal elements and wear down building materials faster than you would expect inland. Near the seafront, we often see render failing earlier, steel lintels rusting and external joinery taking a battering from the weather. Our surveyors know these CT12 coastal patterns well and inspect with them in mind.

Local demand plays its part too. Ramsgate's tourism trade and the Port of Ramsgate support demand for both homes and holiday lets, and that often means properties have been adapted for rental use. Some of those changes are straightforward, others are DIY alterations that may not comply with building regulations. We look closely for that kind of work and explain where formal approval may be needed.

• Victorian and Edwardian period properties
• Properties on clay soils
• Coastal locations
• Listed buildings and conservation areas
• Properties showing signs of damp or movement
• Homes with older roofing systems

How homes in CT12 were built goes a long way towards explaining the defects we often find. Much of Ramsgate's housing is traditional brick construction, and Victorian and Edwardian houses commonly have solid 9-inch brick walls. Because those walls do not have cavity insulation or modern damp proof courses, they are usually more vulnerable to moisture penetration than newer homes.

Render is another feature we come across a lot, especially on seafront properties where it was long used to shield brickwork from wind-driven rain. It can work well as a weatherproof layer, but once it cracks or becomes damaged it may start trapping moisture within the wall. That is why we pay close attention to render condition, including cracking, delamination and moss growth, all of which can point to moisture ingress.

In CT12, roofs are commonly finished in slate or clay tile, in keeping with the period in which much of the housing was built. Traditional cut roofs with timber rafters are widespread, and many homes still carry their original coverings. They can perform for over 100 years if maintained properly, but age-related wear comes up frequently in our inspections. Where access allows, we inspect roof spaces thoroughly for slipped tiles, deteriorated lead flashings and poor insulation.

Older homes in CT12 usually have timber sash windows, and some are still original. They can often be repaired rather than replaced, but years of exposure often leave them with rot or failed paint. We also see many modern double-glazed replacements, and not all were fitted with the right building regulation approval. During the survey, we assess operation, condition and compliance with current standards.

• Solid brick wall construction (pre-1930)
• Cavity wall construction (post-1930)
• Rendered external finishes
• Slate and clay tile roofs
• Timber sash windows
• Traditional suspended timber floors

After surveying so many homes across Ramsgate and the wider CT12 area, some defect patterns stand out. Damp is one of the most frequent, especially rising damp in solid-wall houses and penetrating damp in render-coated properties. Given the age of the area, many homes either never had modern damp proof courses or have courses that have deteriorated over time. We use moisture meters and thermal imaging to trace damp penetration that may not be obvious at first glance.

Timber problems are another regular concern, and they can be serious. In the older housing stock, we find wet rot and dry rot affecting floor joists, roof timbers and window frames. Often, these defects are not spotted until significant structural damage has already begun. We investigate suspect timber by sight and with moisture meters, and we often uncover rot in floor joists below ground-floor bathrooms and kitchens where leaking pipes may have been present for years.

Roof defects appear in a large number of our CT12 reports. Many of the Victorian and Edwardian homes here have slate or clay tile roofs that are now at, or beyond, the stage when deterioration becomes more likely. Broken tiles, slipped tiles, failed lead flashings and damaged gutters are all common findings. Inside the roof space, we also regularly see poor insulation and, from time to time, electrical work that has been DIY-fitted without proper safety precautions.

Cracking and structural movement come up regularly as well. Because much of CT12 sits on clay soils, some properties experience gradual movement in the ground over time. We often see this as cracking to walls, especially around door and window openings. Our inspectors consider whether the movement looks historic and settled or whether it suggests active subsidence that needs more investigation. We also watch for signs of earlier repairs, such as patched render or repointing, which can point to previous structural movement.

Homes built before 2000 still often contain asbestos-containing materials. We look in the usual higher-risk locations, including artex ceiling coatings, floor tiles, pipe insulation and lagged boiler areas. Not every material can be confirmed visually, but we can identify where asbestos is likely to be present and advise if specialist testing is sensible before removal or renovation starts.

Drainage is another area where older CT12 properties can show their age. Combined drainage systems are common, and they may be cracked, blocked or affected by root ingress. We inspect accessible drains where possible and also look for wider clues, such as damp patches, unpleasant odours or subsidence along drain runs.

• Rising and penetrating damp
• Wet and dry rot in timber
• Roof tile deterioration
• Structural cracking in walls
• Defective guttering and drainage
• Asbestos-containing materials
• Subsidence or heave movement
• Outdated electrical systems