RICS Level 3 Building Survey ME17

A RICS Level 3 Survey is much more than the basic visual check that comes with a mortgage valuation. We inspect every accessible part of the property, from the roof structure down to the foundation walls, and pick up defects, likely future trouble, and anything that needs prompt attention. In ME17, that matters because the area has a high proportion of older homes and listed buildings. We do not simply list faults, we set out what they mean for you as the new owner and what action, if any, we recommend.

Across the ME17 postcode, plenty of homes call for this more detailed level of inspection. A Level 3 Survey is well suited to properties over 70 years old, homes built with non-standard construction, and places that have been heavily altered. There is also a notable concentration of Grade II, Grade II* and Grade I listed buildings here, so many sales involve unusual construction details and genuine historic importance. Our surveyors know the extra points to consider with heritage property, including how listed building status can affect later renovations and maintenance work.

During the survey, we look at the property's overall condition, identify both the cause and significance of any defects, and set out clear advice on repairs and ongoing maintenance. We also review the standard of earlier renovations or extensions, something that often matters in villages such as Lenham where many homes have been carefully updated over time. Our reports usually run to 20-40 pages, which gives you far more useful detail than a basic mortgage valuation ever will.

• Complete structural assessment
• Defect identification with causes
• Maintenance recommendations
• Market valuation included

ME17 has an unusually strong stock of historic homes, which is exactly where a Level 3 Survey comes into its own. In Lenham, Linton and Coxheath, we regularly see traditional Kentish construction such as ragstone walls, timber framing and historic roof structures. Problems in buildings like these are not always obvious at first glance. We have surveyed hundreds of properties across this area, and our surveyors know what to watch for in traditional Kentish buildings.

It is not only older houses that benefit. New build homes in ME17, including those at Morella Woods, Monchelsea Park and Brenchley Fields, can also justify a Level 3 Survey because a detailed inspection may uncover snagging items, construction defects or design faults a builder has missed. Morella Woods on Old Ham Lane in Lenham offers homes from Countryside Homes and Moat Homes, with shared ownership options available. Monchelsea Park by Redrow on Sutton Road includes 3 and 4-bedroom houses priced from £420,000 to £575,000. Given the level of money involved in new builds here, a proper survey is money well spent.

Homes that have been extended or altered in a major way should also be high on the list for a Level 3 Survey. Many properties in the ME17 villages have grown over the years, and it is important to understand what those changes have done to the building as a whole. We assess the standard of previous work and look for issues linked to conversions, extensions and renovations. We also check whether suitable building regulations approval appears to have been obtained and whether the work looks structurally sound.

Semi-detached and terraced homes deserve the same careful approach, especially where shared walls mean one defect can affect more than one property. Although detached homes dominate the ME17 market at 60.5% of sales, semi-detached properties at around £404,000 are still substantial purchases. We give them a thorough assessment, so you have a clear understanding of condition before you commit.

• Period properties (pre-1919)
• Listed buildings (any grade)
• Extended or altered homes
• New build properties
• Properties showing visible defects

Construction in ME17 often differs sharply from what we see in modern housing, and that can change how a property should be assessed. Traditional Kentish ragstone, quarried locally, was widely used in the walls of older homes throughout the area. It has that familiar honey-coloured appearance, starts out soft when quarried and hardens with age, but it can still suffer from weathering and mortar erosion where maintenance has slipped. Our inspectors know the warning signs in ragstone walls, including moisture penetration and mortar degradation.

Timber framing appears again and again in ME17's older housing stock, particularly in buildings dating from the medieval period through to the 18th century. These structures often use oak or elm frames with infill panels of brick, wattle-and-daub or render. Properly assessing structural timber decay, the strength of joint connections, and signs of past movement or alteration takes specific expertise. Our surveyors have that experience and can judge these traditional construction methods accurately.

In many of the historic villages across ME17, properties have been altered and extended in several different periods. Victorian and Edwardian additions, post-war repairs in contrasting materials, and more recent renovation work can all sit within the same building. We look at how those phases of work relate to one another and whether they are likely to create problems such as differential movement, damp penetration at material junctions or hidden structural defects. The building's history often tells us a lot about what may happen next.