RICS Level 3 Survey Old Romney, Kent

Our RICS Level 3 Survey looks at every accessible part of the property, from the roof structure down to the foundations, and picks up defects that a casual viewing can miss. That depth matters most with older homes, where traditional building methods and plain age can create complicated issues that need specialist judgement. We do more than flag concerns, we analyse each one, set out the likely cause, explain what it means for the building's integrity, and give practical recommendations for dealing with it.

Old Romney, and the wider Romney Marsh area, brings its own set of checks, so our inspectors pay close attention to local geology and history. Across this region the clay-rich soils are prone to shrink-swell behaviour, which means they expand in wet weather and contract in drought, sometimes leading to foundation movement and structural stress. Our surveyors are trained to spot the quieter clues, from cracking patterns and problems with doors and windows to uneven floor levels that may point to ground instability below. Because much of Romney Marsh sits below sea level, groundwater levels and flood history sit near the top of our list in every property assessment.

Age adds another layer of complexity in Old Romney. Many houses here go back centuries, with solid walls and lime-based mortars that behave very differently from modern cavity wall construction. Repairs over the years have sometimes used cement-based renders or mortars, which can trap moisture and lead to damp, rot, and deterioration of the structure. Our surveyors check external walls, pointing, and any visible moisture damage or unsuitable past repairs that might affect the building's integrity. St Clement Church, a Norman building made from local ragstone, is a clear reminder of the traditional methods used in this historic village.

We also assess the roof in detail, looking at tiles or slates for damage or wear, checking flashings and verges, and judging the condition of any parapet walls or flat roof sections. Chimney stacks get close attention too, since older properties often have them and they can suffer from flashing issues, brickwork decay, or structural instability over time. Inside, we examine walls, floors, and ceilings for movement, damp, or structural problems that the untrained eye may miss. GeoSure data from the British Geological Survey identifies shrink-swell behaviour as a major geohazard here, and our surveyors know exactly what signs to look for.

Old Romney has 12 listed buildings, among them the Grade I listed St Clement Church, so many properties here call for the sort of detailed assessment only a Level 3 survey can give. From a period cottage with timber frame construction to a more modern house, our inspectors bring the know-how needed to spot issues tied to local building methods and materials.

• Complete structural assessment
• Damp and moisture investigation
• Roof and chimney inspection
• Foundation and subsidence analysis
• Electrical and plumbing overview
• Energy efficiency considerations

Property owners and buyers in Romney Marsh face a very specific set of challenges. Our surveyors understand the building methods and materials used across Old Romney and the surrounding villages. Many homes here were built using ragstone from the Hythe Formation or sandstones from the Ashdown Beds, both traditional materials that need specialist knowledge to assess properly. The area's churches, including St Clement's Church in Old Romney, show the stone construction methods used locally for centuries.

Under the surface, Old Romney properties sit on ground that needs careful attention during any inspection. The alluvial deposits and clay soils across the area have pronounced shrink-swell potential, so they expand when wet and contract in dry weather. That movement can affect foundations, especially in older homes with shallower foundations than modern standards would expect. We look for the classic signs, including cracking in walls, sticking doors or doors that do not close properly, and uneven floors that may suggest foundation instability. GeoSure data from the British Geological Survey identifies shrink-swell behaviour as a major geohazard here.

Flood risk is another major issue in Old Romney. Much of Romney Marsh lies below sea level and is protected by sea walls and tidal embankments. The area does have strong flood defences, including the concrete sea walls and the Folkestone to Cliff End Strategy approved in 2010, but past flooding in the region means some properties may have suffered water damage that still affects structural integrity. In nearby New Romney the main flooding risk is tidal, with the danger of over-topping of the sea wall. Surface water flooding in heavy downpours and groundwater flooding linked to the high water table also remain concerns.

Our detailed survey also checks for signs of historic flood damage, the condition of flood defence measures, and whether further specialist investigation might be sensible. We inspect any basement or cellar spaces, which can be especially vulnerable to groundwater intrusion given the high water table. Water marks, damaged plasterwork, and other traces of previous flooding are noted too. Homes near the coast may also be exposed to coastal erosion, and we take that into account during the inspection.

Older homes in Old Romney often include construction details that are quite different from modern buildings. Solid walls, lime-based mortars, traditional roof structures, and historic plumbing and electrical systems all need specialist understanding at inspection stage. Across the wider Romney Marsh area, many properties were built with timber frame construction and brick, rubble, or plaster infilling. Our surveyors have the experience to judge these traditional elements accurately, picking up both their condition and any unsuitable modern changes that may be causing damage or affecting performance.

New Romney has two Conservation Areas centred on the High Street and Cannon Street, so any future alterations there may fall under conservation area controls. Listed buildings bring Listed Building Consent into the picture as well. Our surveyors understand those planning constraints and can advise on the way a property's historic status may shape your plans. The Dungeness, Romney Marsh, and Rye Bay area is also designated as a Special Protection Area and Ramsar site because of its unique wildlife and geological features, which may influence development considerations.

• Clay shrink-swell ground movement
• Flood risk from low-lying location
• Traditional solid wall construction
• Historic roofing materials
• Age-related structural wear
• Outdated plumbing and electrical systems
• Coastal erosion risk
• Conservation and listed building considerations

Surveying properties across Old Romney and the Romney Marsh area has given us a clear picture of the most common defects found during inspections. Knowing these patterns helps you understand what to expect from a survey report and which areas may need attention or discussion with the seller. Many of these issues are tied directly to the local environment, the construction methods, and the age of homes in this area.

Damp and moisture intrusion are among the issues we see most often in Old Romney properties. The high water table across Romney Marsh, together with the age of many buildings that use solid walls and traditional materials, creates ideal conditions for damp problems. Rising damp happens when moisture from the ground moves up through porous brickwork or stonework, while penetrating damp comes from water getting in through damaged roof coverings, failing pointing, or cracked render. Our surveyors use their experience to identify the source and type of damp, separating older issues that have already been dealt with from live problems that still need work.

Structural movement linked to clay shrink-swell is another frequent finding in the Old Romney area. The alluvial deposits and clay soils beneath much of Romney Marsh expand and contract as moisture levels change, which puts stress on foundations and structural elements. Buildings put up before modern building regulations may have shallow foundations that are especially exposed to this movement. We look for familiar signs such as diagonal cracking near window and door openings, doors that stick or do not close properly, and uneven or sloping floors. In more serious cases, we may recommend a structural engineer for further investigation.

Another concern is inappropriate past repairs using modern materials on traditional buildings. Lime-based mortars and renders were used on older homes because they let moisture escape and keep solid walls breathable. Once cement-based mortars or non-breathable renders are applied, moisture can become trapped, which leads to damp, timber decay, and structural deterioration. Our surveyors identify these problems and advise on the traditional materials that are suited to repair work.

On older properties in Old Romney, roofing defects turn up often because traditional roof structures may have suffered from age, weather exposure, or poor previous repairs. Missing or broken tiles, tired lead flashings, damaged parapet walls, and chimney problems are all issues we regularly find. With Old Romney's coastal location, salt air acceleration of weathering can be a particular issue for roofing materials and external metalwork. Our thorough inspection of all roof areas, including any flat roof sections, gives a full picture of the roof's condition.