RICS Level 3 Survey in St Mary in the Marsh

St Mary in the Marsh lies within the distinctive Romney Marsh landscape, and the geology here brings its own set of issues for property owners. Alluvial deposits can influence soil stability and moisture levels beneath a building, so our Level 3 surveys look closely at ground conditions, movement, subsidence and drainage concerns that may affect structural integrity. In parts of the Marsh, clay-rich soils can also show shrink-swell behaviour through dry and wet spells, and that is something we specifically check for during inspection.

There are plenty of period homes in the village, many dating from the 16th and 17th centuries, including timber-framed houses with red brick laid in Flemish bond and cottages with traditional tile hanging. Haffenden Farmhouse, which dates from around 1600, is a good example of timber-framed construction with red brick cladding, and our surveyors examine that sort of building carefully for movement or decay. Well Cottage, a 16th or early 17th century property, shows how older homes in the area have changed over time, with some having moved from thatched roofs to plain tile. Buildings of that age need an experienced eye.

Recent transactions in the TN29 0 postcode area show just how mixed the housing stock is, with cottages, bungalows and substantial detached homes all appearing on the market. Properties on Rectory Road, Wade Close and St Marys Road have sold between £230,000 and £850,000, which gives a fair picture of the range in this sought-after Romney Marsh village. The Manager's Flat at The Star Inn sold for £364,000 in September 2023, underlining the fact that the local market includes everything from homes to commercial conversions.

We know how traditional buildings are put together, and that matters when a property is older than the modern norm. Timber frames are checked for rot and beetle activity, brickwork for movement or salt efflorescence, and traditional roof coverings for wear and weathering. That kind of close inspection gives a clear picture of what may need attention before a buyer goes any further.

• Ground stability assessment
• Historic building expertise
• Drainage inspection
• Structural analysis
• Damp and timber assessment
• Roof condition review

St Mary in the Marsh is changing, and several sizeable new schemes have now been granted planning permission. The former St Mary's Bay Holiday Park on Dunstall Lane has permission for 72 dwellings, a notable addition to the village's housing stock. It will bring modern homes into an area long dominated by period properties, and our surveyors are well placed to spot defects or snagging issues in new builds.

Another major scheme is the proposed development at the former Sands Motel Site in St Mary's Bay, which is pending approval for 85 homes including 13 affordable units. The plans set out 59 houses and 26 apartments, ranging from one to four bedrooms. For anyone buying into a development like this, our Level 3 Survey can pick up structural issues, material faults and defects that a standard viewing may miss.

The Potato Factory Site on Hope Lane and Cockreed Lane is also worth keeping an eye on, with permission for 55 new homes and work currently under way. Most of that allocation sits within the parish of New Romney, but the wider area will feel the effect, including local property values. Our surveyors take new development into account when assessing both fresh-build and existing homes.

A Level 3 Survey gives far more detail than a standard home report. We look at every accessible part of the property, from the roof space and foundations through to walls, floors and fixtures. The report uses the RICS traffic light rating system to show the condition of each element, red for urgent repairs needed, amber for items requiring attention, and green for satisfactory condition. It is a straightforward way to see what needs attention now and what can wait.

For homes in St Mary in the Marsh, our surveyors focus on a few key matters. The marshland setting means drainage is critical, so we check guttering, downpipes and ground drainage systems carefully, looking for standing water or poor fall away from the property. On period buildings, we inspect timber frames, thatch where applicable and traditional brickwork for decay or structural movement. We also look for evidence of flooding or water ingress, which matters a great deal in low-lying areas.

The report also includes a market valuation and insurance rebuild figure, both of which can be very useful for mortgage purposes and future insurance arrangements. If a buyer is looking at one of the larger detached homes that have sold for £850,000 in the area, that rebuild valuation helps to confirm the level of cover needed. Our valuation reflects the particular features of Romney Marsh properties, including flood risk factors and the cost of repairing traditional materials.

We give practical recommendations, not vague generalities. If repointing is needed, we set out the type of mortar that suits historic brickwork. If we find structural movement, we explain what that means for the building's integrity and point towards the right specialist inspections. That level of detail is what sets a Level 3 Survey apart from lighter assessments.

• Clear condition ratings
• Detailed defect descriptions
• Priority recommendations
• Market valuation
• Rebuild cost assessment
• Maintenance advice

Homes in St Mary in the Marsh face challenges linked to the geology beneath Romney Marsh. Much of the Marsh sits on alluvial deposits, which can create variable ground conditions and affect foundations and structural movement. Our Level 3 Survey includes a close look at ground conditions, with signs of subsidence, heave or landslip flagged where they could affect structural integrity.

Drainage matters a great deal here because the marshland geology can leave properties vulnerable to waterlogging. That affects both foundations and the general condition of the building. Our surveyors inspect surface water drainage, check how the ground falls around the property and assess any existing drainage systems. We have seen what inadequate drainage can do, and picking up those problems early can save a great deal in repair costs.

Clay soils are common in marshy areas, and they can move as moisture levels change from season to season. That sort of shrink-swell movement can affect foundations and lead to cracking in walls. Our inspectors are trained to spot the signs, including diagonal cracking around windows and doors, doors that stick or do not close properly, and uneven floors. Those issues matter on any property purchase in the St Mary in the Marsh area.