RICS Level 3 Survey in Ickham and Well

Most properties in Ickham and Well were built before 1900, and they were put together using traditional methods that are very different from modern construction. These historic homes often have solid walls rather than cavity walls, lime-based mortars in place of cement, and original timber frames that may have been altered over the years. Our Level 3 Survey gives the detailed inspection these buildings need, picking up issues a basic mortgage valuation would miss.

Here, you’ll find substantial detached houses from the late 1800s, attractive 18th-century homes that began life as a row of cottages, and converted agricultural barns now used as dwellings. Each brings its own set of issues. Older properties can show structural movement built up over decades, timber decay, or alterations carried out without the correct building regulation approval.

Because the area is a conservation area, some properties may have limits on what can be changed, and listed buildings need extra care for any works. Our surveyors understand those restrictions and will point out anything that might affect future alterations or improvements. We also give practical guidance on what may be possible within the planning rules.

Kentish geology brings its own complications for historic homes. The clay soils common here can lead to seasonal movement, which affects foundations, especially in older buildings put up before modern foundation techniques were in use. Our surveyors are used to spotting the signs of this movement and can advise whether remedial work may be needed.

• Victorian detached homes from 1880s-1900
• 18th-century cottage conversions
• Grade II listed barn conversions
• Traditional Kentish weatherboard properties
• Period homes with historic extensions

Known also as a Building Survey, our RICS Level 3 Survey is the most detailed inspection option available. Compared with a Level 2 HomeBuyer Report, it gives an exhaustive assessment suited to older properties, unusual constructions, or buildings that have been heavily altered. We look at structure, condition, and build quality, and provide advice on repairs, maintenance options, and possible future problems.

The inspection covers the main structural parts of the property, including foundations, walls, floors, ceilings, roofs, and chimneys. We check timber elements such as joists, rafters, and wall frames for signs of rot, insect damage, or structural movement. Where visible, our surveyors also inspect plumbing, electrical installations, and insulation, giving a fuller picture of the property’s overall condition.

For properties in Ickham and Well, we pay close attention to the problems we often see in historic Kentish buildings. That means checking for settlement cracks in solid wall construction, assessing original lime mortar pointing, looking at historic roof structures, and identifying any earlier alterations that may not have been approved by building control. We also examine drainage systems, which in older homes may be original clay tile systems that need careful assessment.

Our report also gives cost guidance for repairs, so you can see the financial impact of any issues we identify. Each defect is given a priority rating, whether urgent, important, or minor. That makes it easier to plan spending and to negotiate with the seller using our findings.

• Complete structural assessment
• Detailed defect analysis with photos
• Repair cost guidance
• Priority ratings for issues found
• Advice on maintenance requirements
• Building regulation compliance check

Ickham, in the Canterbury district of Kent, shows the character of a traditional Kentish conservation village very clearly. Its properties reflect centuries of development, from modest agricultural workers' cottages to substantial Victorian family homes. If you are buying here, understanding the construction background is essential for proper maintenance and renovation.

Many homes in Ickham and Well have traditional Kentish weatherboard cladding, hung tile roofs, and brickwork built with local materials. Those methods may be attractive, but they need a different approach to maintenance from modern buildings. Our surveyors understand these traditional construction types and can advise on repair methods that preserve the character of historic properties while dealing with structural concerns.

Because the village is so popular, many properties have been sensitively modernised over time, though some will have alterations that do not meet current building regulations. Our survey includes an assessment of possible compliance issues, and we flag any work that may need retrospective approval or could affect insurance coverage. That is particularly important in conservation areas where stricter controls apply.

Properties in The Street and the surrounding lanes sit at the heart of the village’s historic core. They often come with restricted access, narrow roadways, and limited parking, all of which our surveyors note when assessing overall suitability. We also identify any easements or rights of way that may affect the property, which matters when you are thinking about future use of the land.