Level 2 & Level 3 Building Surveys in Tenterden

Traditional oak frames frequently have some distortion, uneven floors or deflected members. Age-related movement does not automatically mean that the building is structurally unsound. The important question is whether the movement is long-standing and accommodated by the structure, or whether there is evidence of an ongoing problem. Many sloping floors and leans on the building may have been caused by the original lower timber frame decaying and subsequently being underbuilt in brick. Therefore, some of these slopes and leans could be over 200 years old. A lean on a historic timber-framed wall may be deemed as unconcerning, whereas the same lean on a modern cavity-walled house could require demolition and rebuilding. A specialist surveyor is needed to inform you of the difference.

We look at the condition of accessible sole plates, posts, beams, braces, joints, connections and wall panels, together with signs of moisture penetration and decay. Particular care is needed where timber is concealed by modern plasterboard, cement render, panelling or fitted joinery. An apparently sound finish can conceal problems in the frame behind it.

Dampness is often linked to defective gutters and downpipes, high external ground levels, blocked drains, poorly detailed roof junctions, cement render, unsuitable gypsum plaster or inadequate ventilation. In a timber-framed building these defects can be particularly damaging if moisture is trapped against structural timber.

The cause should be established before recommending remedial work. Injected damp-proof courses and waterproof plasters are not suitable for traditional construction, and simply covering an affected wall can conceal rather than resolve the problem.

Centuries of alterations often hide the original structure. An original timber frame, which may have originally been exposed with wattle and daub infill panels, can now be concealed behind timber weatherboarding or tile hanging. An apparent Georgian brick-fronted building could be mathematical tiles fixed to timber boarding, concealing the original historic frame. That is why these types of buildings around Tenterden require a specialist surveyor with building conservation knowledge.

Repairs need to take account of ventilation, the condition of the frame and the way water is shed away from the building. Isolated patches of cement or a modern impermeable lining often create more problems than they solve.

Handmade clay tiles, also known as Kent peg tiles and other plain clay tiles are part of the character of many older buildings in this area. Their attractive undulating finish is created by each tile being different as part of the handmade process and tiles being secured into position with a metal peg (originally a wooden peg, but most have been replaced). These pegs often corrode, expand, and break the corner of the tile, leading to tiles falling. There can also be corrosion to the batten nails, which can result in long lines of tiles slipping.

Roofs often have complicated junctions where extensions meet the original building, including valleys, abutments, leadwork and chimney flashings.

We also consider whether a heavier replacement roof covering has been installed on an older structure, such as concrete interlocking tiles on a former agricultural building, which would have originally had lighter slate, and whether there is evidence of deflection, spread or inadequate restraint. These issues can require more than a simple roofing repair, and sometimes require a structural engineer’s advice to prevent further movement.

Rural homes around Tenterden may include converted barns, oast houses, garages, workshops, stables or other outbuildings. These buildings were often constructed for agricultural purposes rather than modern residential use and can present their own issues with floors, foundations, timber condition, insulation, ventilation and previous alterations. If there has been a modern conversion, it is essential that the relevant planning and Building Regulations approvals have been obtained, together with any necessary building or conversion warranties and professional consultant certificates. We will work with your solicitor to highlight where approvals may have been needed, so they can search for them as part of conveyancing.

Private drainage systems, oil tanks, shared drives, retaining walls, mature trees and boundaries may also need attention. The survey can identify visible concerns, but specialist drainage tests, legal enquiries or separate inspections may be necessary where a particular risk is identified.