RICS Level 3 Survey Herne and Broomfield, Canterbury

Herne and Broomfield throws up a few property quirks that make a RICS Level 3 Survey especially useful. The local geology is Thanet Formation sands and clays over chalk, and the clay content brings a moderate to high shrink-swell risk. So houses on these soils can move in dry spells, subsidence, or lift in wet periods, heave, particularly where large trees sit close to the building. Our inspectors look closely at foundations, checking for movement, cracking, and tree root influence that could point to later structural trouble.

Surface water flooding is another local issue. Major rivers are not the main concern here, but several localised spots see moderate to high surface water flooding in heavy rain because of the topography and drainage capacity. We check the drainage around the property, look for signs of previous flooding, and study how water moves across the site. That matters even more in lower-lying areas near Herne Bay Gardens and other new developments, where drainage systems may still be settling in.

Herne and Broomfield has housing from several periods, from pre-1919 farmhouses and cottages to inter-war homes, post-war expansion, and modern schemes. Roughly 15-20% of properties date from before 1919, built with solid brick walls and lime mortar that need specialist knowledge. Around 10-15% come from the inter-war years, while 30-35% are post-war. With that sort of mix, every survey has to reflect the way the property was built and the materials used.

The ward has 8,639 residents living in 3,598 households, and the housing mix is led by semi-detached homes at approximately 40%, detached at 35%, terraced at 15%, and flats at 10%. That spread brings a wide range of survey needs, from family houses near the A299 to retirement homes in the village centre.

• Thanet Formation clay soils causing subsidence risk
• Surface water flooding in low-lying areas
• Mix of historic and modern construction
• Properties requiring specialist assessment

Our inspectors keep seeing a few recurring issues during Level 3 Surveys in the Herne and Broomfield area. Damp is a regular one, with rising damp, penetrating damp, and condensation affecting many homes, especially older buildings with poor ventilation or failed damp-proof courses. The clay-rich soil can make matters worse by holding moisture around foundations instead of letting it clear. Homes with solid brick walls built pre-1919 often do not have modern damp-proof courses, which leaves them more open to rising damp.

Timber defects are another common find, including woodworm and both wet and dry rot in timber elements. These problems often sit alongside damp, where moisture has weakened the timber. We check all visible wood closely, including floor joists, roof rafters, window frames, and door frames, and note any signs of decay or pest activity. Homes with original timber sash windows often need attention to the sills and frames.

Roofing problems come up regularly in our surveys across the area. Wear and tear on roof coverings, defective flashings, blocked gutters, and damaged felt underlayments affect homes of all ages. With the local climate bringing moderate rainfall, roof coverings age over time, and we pay close attention to tile condition, pointing, and valley details. Homes with original slate roofs, common on older farmhouses, often need checks for slipped tiles and worn fixings.

Movement linked to the local clay geology needs careful assessment. Minor wall cracking is common as a result of thermal movement, but our surveyors separate harmless settlement cracks from more serious structural movement that may point to foundation issues. Properties with large trees close to buildings on clay soils carry a particular risk, because tree root moisture extraction in dry spells can shift the ground. We examine crack patterns, measure widths, and note their positions to judge whether the movement is active and what remedial work may be needed.

• Rising damp and penetrating damp
• Woodworm and rot in timber elements
• Roof covering wear and tear
• Foundation movement on clay soils
• Surface water drainage issues
• Structural cracking requiring investigation

Your RICS Level 3 Survey report uses a clear format that makes the property’s condition easier to read. Each section is given a condition rating. "Good" means no repair is currently needed, "Satisfactory" means defects are present but no urgent action is required, "Fair" means repairs are needed but not urgently, "Poor" means urgent attention is needed, and "Bad" points to serious defects needing immediate investigation.

The report includes a market valuation and rebuild cost assessment, both useful for insurance and mortgage purposes. For homes in Herne and Broomfield, we base these figures on current local market conditions, taking account of the -3.7% price change seen over the last 12 months and the particular features of the local market.

We set out clear priorities for repairs, with advice ranging from cosmetic fixes to structural investigations. For homes on clay soils, we may suggest monitoring crack movement or a specialist foundation assessment if there is significant movement. The report also points to any items that need further specialist investigation, such as timber infestation surveys or electrical testing.

New-build homes may look straightforward, but our experience shows that Level 3 Surveys still have real value for properties at Herne Bay Gardens, The Swallows, and other recent developments in the area. Barratt Homes and David Wilson Homes build to modern regulations, but that does not mean the home is defect free. Common new-build issues include settlement cracks as the property dries out, minor building regulation compliance items, and snagging problems that builders may not pick up.

The surface water drainage systems on new developments sometimes take time to work properly, and our surveyors check that the drainage infrastructure is functioning as it should. Homes at Herne Bay Gardens sit in an area where drainage capacity can be a concern in heavy rainfall, so this part of the inspection is especially important for buyers of these new-build properties.

Even with a National House Building Council (NHBC) warranty, an independent survey gives you your own record of the property’s condition at the point of purchase. If problems emerge later, the report gives you evidence of the property’s state at the time of purchase, which can help with warranty claims.