RICS Level 3 Building Survey in Nonington

Nonington’s housing stock throws up a few particular issues, which is why a RICS Level 3 Survey matters here. Around The Street and the church, the Conservation Area contains plenty of pre-1919 homes, many with solid walls built from local red or yellow stock bricks, and some finished with flint or local stone. They have real character, of course, but age tends to leave a trail, from tired roofs to drainage systems that are no longer up to the job.

Geology is another part of the picture in Nonington. The village rests on Chalk bedrock (White Chalk Subgroup), with Head Deposits and Clay-with-flints sitting above it. That clay-rich mix brings a moderate to high shrink-swell risk, so poor foundations, or trees too close to the house, can lead to subsidence or heave. Our surveyors keep a close eye out for cracking, movement and other signs that the ground may be shifting, especially in a rural setting where mature trees are often close by.

Quite a few properties in Nonington are listed, mostly Grade II, and that calls for specialist experience during the survey. These buildings often have complicated construction and a long history of alterations, so each part needs careful scrutiny. If repairs or alterations are planned later, Listed Building Consent from Dover District Council will be needed, and we flag anything that could make future work more awkward. With age, construction type and conservation controls all in play, a Level 3 Survey is especially useful before buying here.

Nonington is inland, so major river flooding is not usually the main concern, but surface water can still build up after heavy rain, particularly in low-lying spots or where drains are overwhelmed. Some homes in the village can suffer from localised flooding, and that can leave hidden damage in foundations or basement areas. Our inspectors look at drainage patterns and check for signs of past water ingress that may not be obvious from a simple viewing.

• Properties built before 1900
• Listed buildings within Conservation Area
• Homes with visible cracking or subsidence signs
• Period cottages and farmhouses
• Properties with thatched or aging roofs
• Homes near mature trees on clay soil

Across Nonington, most homes use traditional solid-wall construction, often with 9-inch brickwork or mixed materials that are typical of Kent. Many Victorian and Edwardian cottages along The Street were built from local red or yellow stock bricks, while some older places also use flint or rag stone that reflects local building practice. Cavity wall construction became more common from the 1920s onwards, so post-1920 properties need to be judged differently, and our surveyors factor that in.

The roof structures we see here are usually cut and pitched timber roofs, in line with long-established Kent building methods. We inspect those timber roofs closely for decay, woodworm infestation and structural movement. Period homes often have slate or tile coverings, so our surveyors also check for slipped tiles, failing leadwork and worn underfelt that may let water in.

In Nonington’s Conservation Area, we pay close attention to any alterations made over the years. A fair number of older homes have DIY changes or extensions that may fall short of current building regulations. Our detailed survey picks those out and sets out what might need further investigation or regularisation. For listed buildings, the issue is sharper still, because any alterations need Listed Building Consent from Dover District Council.

The Dover District Local Plan sets out clear policies for rural development, including the treatment of heritage assets and the wider countryside. Our surveyors understand those planning constraints and can explain how any defect or alteration may sit alongside local requirements. That context makes the report more practical and easier to use for your next steps.

From surveying homes across the Nonington area, a few patterns come up time and again. Damp is one of the biggest, often showing as rising damp, penetrating damp or condensation. In many cases it links back to poor ventilation, failed damp-proof courses, or gutters and downpipes that let water into the fabric of the building. With so many older properties in the village, damp work is often near the top of the list for new owners.

Timber defects are another regular issue in Nonington’s housing stock. Wet rot, dry rot and woodworm infestation can affect timber throughout a property, from roof trusses to floor joists and window frames. These problems often sit alongside damp, because timber that stays wet becomes vulnerable to fungal decay. Our surveyors probe timber members carefully and set out clear recommendations for treatment or replacement where needed.

Given the age of many homes, roofing defects appear often too. Traditional slate and tile roofs wear with time, and slipped tiles, damaged leadwork and failing felt can all allow water to get in. The roof space inspection is therefore a key part of the Level 3 Survey, helping us spot issues before they become more serious. We also check chimneys, which are a frequent source of trouble in period homes.

Drainage problems also crop up regularly in Nonington surveys. Older clay pipework can crack, shift or block, which leads to damp and, at times, structural concerns. We inspect drains where they can be accessed and note any signs of current or past drainage trouble. With the local geology and clay soils, good surface water drainage matters a great deal, as it helps prevent waterlogging and later foundation movement.

Your RICS Level 3 Survey report is written to be practical and easy to follow. It opens with a property summary and the surveyor’s overall view, then moves through each part of the home, from roof to foundations. For every section, we identify the defects we found, explain why they matter and set out recommendations for repair or further investigation.

A consistent traffic-light rating system is used to show what needs urgent attention and what can be watched or dealt with later. Where needed, our surveyors add specific technical guidance, including advice on suitable repair methods for traditional buildings. For homes in Nonington’s Conservation Area, we also flag any work that may need Conservation Area Consent or Listed Building Consent, so future planning restrictions are clear from the outset.

One real advantage of the Level 3 Survey is the advice section, which covers ongoing maintenance and day-to-day management of the property. That is especially helpful for first-time buyers, or for anyone unused to traditional construction. Our surveyors explain which checks and upkeep tasks will help protect the building and stop minor defects becoming costly repairs. It also gives a better sense of the true cost of ownership, beyond the purchase price.

If the survey turns up significant problems, we set out the issue, the likely consequences and the actions we would recommend. That might mean further specialist investigations, asking the seller for repairs or a price reduction, or, in the most serious cases, thinking again about the purchase. The Level 3 Survey gives you the information needed to decide whether to go ahead with confidence.