RICS Level 3 Building Survey in Ospringe

During a Level 3 Survey, we inspect every accessible part of the property. That covers the walls, floors, ceilings, roof structure, chimney stacks, doors, windows, and integral garages. We assess the condition of each element, identify defects, and give professional advice on repair options and estimated costs. Where visible, we also review plumbing, electrical, and heating systems so you have a clear picture of the property's condition.

Surveying in Ospringe calls for a close eye. The village has many pre-1919 homes within its Conservation Area, with traditional Kentish construction such as solid brick walls, timber framing, and lime mortar pointing. Buildings of this age often need more careful assessment because of both their materials and their history. We regularly identify period-property issues including rising damp in solid walls, timber decay in exposed frames, and the effects of decades of settlement.

Ospringe's newer homes, including those in The Swallows and The Oaks developments, bring a different set of points to check. These properties usually have cavity wall construction, concrete foundations, and modern roof trusses. Even where a home appears to be in good order, we still look for familiar new-build defects such as inadequate ventilation, thermal bridging, and faults linked to the original construction. We adjust the Level 3 Survey to the property's age and type, so the inspection stays relevant and properly detailed.

We do not stop at the main building. Our survey also looks at outbuildings, boundaries, and grounds. In Ospringe, that can mean assessing older garden walls, examining drainage systems, and checking nearby land where it may affect the property. If a home has a large garden or backs onto agricultural land, we also consider risks from neighbouring activities or easements that could affect it.

• Structural walls and foundations
• Roof structure and covering
• Chimneys and parapets
• Damp proofing and ventilation
• Windows and doors
• Floors and ceilings
• Plumbing and electrical services
• Boundaries and outbuildings

From our work across Ospringe and the wider Faversham area, some defects come up again and again. Damp is particularly common in older properties, especially those built before 1919. Solid brick walls without cavity construction are often prone to rising damp, most notably where external ground levels have been raised over time or the original damp proof course has failed. We also frequently see penetrating damp in homes with aging roof coverings or damaged pointing.

Timber defects are another major issue in Ospringe's older homes. Wet rot and dry rot can affect timber throughout a property, from window frames and door frames to structural floor joists and roof timbers. Problems of this kind are especially common where ventilation is poor or damp has been getting in for a prolonged period. Our Level 3 Survey includes a close inspection of all accessible timber elements, with particular attention to areas where moisture tends to build up.

Roof defects are regularly found across the village. On older properties, traditional clay tile roofs often show deterioration such as broken or slipped tiles, degraded mortar pointing, and failing lead flashing around chimneys and valleys. We inspect the roof from inside as well as outside, where accessible, so we can give a fuller view of the roof structure's condition. In the Conservation Area, any roof replacement will need materials that match the original, and our report can set out what that may mean in practice.

Homes built between the 1950s and 1990s can contain asbestos in a number of forms, including asbestos cement sheets, textured decorative coatings, and flooring materials. It is not present in every case, but we do look for signs of asbestos-containing materials and advise accordingly. We also assess the build quality of mid-century properties, checking for issues such as inadequate insulation, poorly fitted windows, and waterproofing defects that could cause trouble later.

• Rising and penetrating damp
• Wet and dry rot in timber
• Roof tile deterioration
• Chimney stack defects
• Cracking from settlement
• Subsidence from clay movement
• Asbestos in pre-1990s properties
• Inadequate insulation

Our RICS Level 3 Survey report uses a straightforward format, so the findings are easier to follow. Each part of the property receives a condition rating, 1 means no repair is currently needed, 2 shows repairs are required but are not urgent, and 3 marks serious defects needing urgent attention. It is a simple system, but a very useful one, because it lets you see at a glance what needs immediate action and what can wait.

The report contains numerous photographs of the defects we identify, so it is clear what our inspectors are referring to. We also set out practical advice on each issue, explaining what it means for the property and what options you have to deal with it. Where it is relevant, we include cost guidance to help with budgeting for repairs. For more complex matters, we may suggest specialist input from structural engineers, damp specialists, or other experts.

A big strength of the Level 3 Survey is the advice that sits alongside each defect. We do not just list problems, we explain the likely cause, what may happen if it is left untreated, and the course of action we recommend. That detail is especially useful in older Ospringe properties, where movement in solid walls or the decline of traditional materials needs informed interpretation rather than guesswork.