RICS Level 3 Building Survey in Selling

Selling properties frequently sit in categories that call for our most detailed inspection approach. The village has a striking concentration of historic buildings, with one Grade I listed structure, one Grade II* listed building, and fifty Grade II listed properties across the village and its hamlets, including Hogben's Hill, Perrywood, and Rhode Common. Many of these homes date from the pre-1919 period and were built using traditional Kentish methods, solid wall construction, timber framing, and lime mortars that behave very differently from modern materials. A Level 3 Survey gives the detailed assessment needed to understand how those construction methods may affect the property's current condition and future maintenance.

Red brick is the dominant material in Selling for Victorian and Edwardian properties, alongside timber-framed buildings with weatherboard cladding and plain tiled roofs that define many of the village's cottages and farmhouses. Our inspectors know the faults that often come with these traditional methods, from rising damp in solid walls and failing lime mortar pointing to timber decay in structural members and wear to older roofing materials. We work through each property methodically, record the condition of all accessible elements, and set out practical steps for anything we find.

Kent's geology brings its own set of considerations, especially where clay deposits can lead to shrink-swell ground movement. Selling sits close to the North Downs chalk geology, but lower-lying pockets can still contain clay that affects foundation performance over time. Our surveyors look for visible signs of movement, crack patterns in walls, doors and windows that stick, and uneven floors, so we can give a clear view of any ground stability issues that may touch your investment. With older construction and possible ground movement in play, a Level 3 Survey is especially useful for buyers here.

Selling's housing stock reflects its rural setting, with more detached and semi-detached homes than the Kent county average. Census data puts Kent at approximately 22.6% detached homes, 29.6% semi-detached, 32% terraced, and 15.7% flats. In a village like Selling, flats are even less common, while individual detached houses and period cottages take a larger share. That mix, and the number of properties needing a closer structural look, makes the right survey level important for the home in question.

Surveying across Kent, we keep seeing a few issues that matter in Selling in particular. Damp is one of the most common findings, especially in older homes with solid walls and no modern damp-proof course. Penetrating damp can appear where external pointing has broken down or lead flashing around chimneys has corroded, while condensation often crops up in properties with poor ventilation, particularly converted buildings where original features have been altered. With so many listed buildings in Selling, we also pay close attention to lime mortar pointing, which helps historic buildings breathe and manage moisture.

Timber defects are another major theme in Selling's older housing stock. Our surveyors regularly pick up woodworm infestation in floorboards, roof timbers, and structural beams, along with wet rot and dry rot where moisture has got in or ventilation is lacking. Left unchecked, those timber issues can undermine structural integrity, so early identification through a Level 3 Survey matters for any buyer facing signs of timber deterioration. We inspect all accessible timber elements, including ceiling joists, wall studs, and floorbearers, so you get a full picture of timber-related concerns.

Roofing problems feature strongly in our survey reports for Selling properties. Traditional plain tiled roofs have plenty of character, but they do need regular upkeep, and our inspectors often find slipped tiles, damaged ridge tiles, tired lead flashing, and guttering or downpipes that let water in. For properties with thatched roofs, which may be among the older listed buildings, specialist assessment is often needed because this is a non-standard construction type with its own maintenance demands and regulatory requirements. Our surveyors will say if a specialist thatching inspection is recommended for the building in front of us.

We also come across structural movement and settlement issues in Selling. Older buildings put up before modern building regulations may have foundations shallower than current standards, and we often note historic movement shown by crack patterns in internal and external walls. Our surveyors record any movement they can see, judge whether it looks historic or ongoing, and recommend further investigation where needed. That kind of detail matters in Kent, where variable geology can include clay deposits in lower-lying areas and contribute to ground movement over time.

Selling is best known for its historic homes, yet the wider Kent area does include newer developments that some buyers will want to look at. In nearby Faversham, the Preston Fields development on Canterbury Road offers 4 and 5 bedroom homes priced from £370,000 to £760,000. It is not in Selling itself, but it does show the range of housing available across the broader ME13 area. Even with a newer build, a Level 3 Survey can still uncover construction defects, material issues, or problems from recent renovations that are not obvious at first glance.

Newer construction methods are very different from the traditional techniques used in Selling's older buildings. Modern properties usually have cavity wall construction, damp-proof courses, and more contemporary roofing materials. That does not mean defects disappear. Our surveyors have found poor insulation, ventilation problems, and faults in windows and doors in newer builds too. A Level 3 Survey is useful for buyers of any property, whatever its age or build type, because it gives a full picture before the purchase is completed.

Your RICS Level 3 Building Survey report is intended to give a complete picture of the property's condition at the time of inspection. We use a traffic light rating system for each element, from red for urgent defects needing attention through to green for satisfactory condition. In Selling, where many homes are over 70 years old, it is common to see a few areas flagged, though they are often manageable maintenance items rather than serious structural problems.

Our Level 3 Survey reports do more than list defects, they also put the property's construction and materials into context. We explain how the home was built, point out any non-standard construction methods, and give guidance on the likely lifespan of different building elements. That helps with budget planning, since the report can point you towards future maintenance costs and help you decide what repairs matter most. For listed buildings, we also flag works that may need Listed Building Consent, so the regulatory side is clear too.

Once you have the report, our surveyors are happy to talk it through with you, explain the technical language, and discuss the best next step for any issues identified. We know that finding defects in a property you hoped to buy can be unsettling, so we aim to give clear, practical advice that helps you make informed choices. You might negotiate with the seller, ask for specialist investigations, or, in some cases, decide not to proceed, but the report gives you the facts to move ahead with confidence.