RICS Level 2 Survey in Lavant

Property buyers in Lavant run into a set of local issues that are quite specific to the village. Recorded in the Domesday Book of 1086 as "Loventone", this historic place has changed through centuries of development. It sits at the foot of the South Downs, where chalk formations dominate the geology, and that brings risks our surveyors are used to spotting. Chalk bedrock, together with local clay deposits, can influence drainage and foundation performance, especially in older homes.

Recent pricing in Lavant has not moved in a straight line. Average sold prices are down 26% on the previous year and sit 41% below the 2023 peak of £866,056. Even so, buyers still target the village for its closeness to Chichester and easy access to the South Downs National Park. In PO18 0BX, values have held up better, with a 2.2% increase over the last year and a 19.2% rise across five years. The Goodwood Estate nearby, known for the Festival of Speed and Goodwood Revival, also feeds into the local economy and adds to the area's appeal for people who want rural character without losing convenience.

Across Lavant, our surveyors see a mix of building styles and ages, and that matters. Newer schemes such as Oakley Green often use traditional brick and flint, while much of the village consists of older housing that calls for a more experienced eye. We look for issues that recur locally, including flood risk, damp coming through ground floors and movement linked to the underlying geology. Being close to the South Downs can also mean foundations are affected by chalk conditions or by historical mining activity in the region.

• Flood risk assessment
• Damp and moisture detection
• Structural integrity checks
• Electrical safety review
• Roof and chimney condition

Flood risk is one of the first things we think about in Lavant. The village has a recorded flooding history going back to the 19th century, and the River Lavant from Mid Lavant to Shopwhyke and Chichester is classed as a flood alert area. Mid and East Lavant on the River Lavant are also flood warning areas, which means some properties are expected to flood when a warning is in force. With that in mind, our surveyors inspect for earlier water damage, past repairs and any flood protection measures already in place.

In Lavant, the way flooding happens is not straightforward. The Upper Lavant Valley Flood Risk Management Study from December 2014 describes groundwater rising through ground floor slabs and getting into sewers during periods of heavy rainfall. More hard surfacing in recent years has made surface water runoff worse as well. This kind of groundwater flooding can be particularly troublesome because it may happen even when rivers are not in flood, which makes it less obvious and harder to plan for.

On a Level 2 survey, we assess how exposed the property is to flood damage, inspect drainage and record any evidence of earlier water ingress. We also look at flood resilience measures, the state of ground floor finishes and how close the building sits to recognised flood zones. In places such as Sheepwash Lane, Pook Lane and the Green in East Lavant, we give flood risk careful, detailed attention. We also check for non-return valves, sump pumps and other measures that may reduce future damage.

• Ground floor slab condition
• Drainage system assessment
• Signs of previous flooding
• Flood mitigation measures
• Property history research

From our work across Lavant and around Chichester, a few defects appear again and again. Damp is high on that list, largely because of the village's history and its relationship with groundwater. We often find rising damp and penetrating damp caused by water entering through ground floor slabs, especially in homes with solid concrete floors rather than suspended timber. In parts of Lavant, the water table is high, and the chalk geology can direct groundwater towards buildings, so damp can be stubborn and difficult to cure unless the root cause is dealt with.

Roofing also needs close attention here, largely because so much of Lavant's housing stock predates the 1970s. Older coverings may be worn out, patched over or hiding defects that are not obvious from the ground. During inspection, we review roof slopes, flashings, chimneys and gutters, noting areas that need repair or regular upkeep. Chimneys are a frequent issue in older houses too, especially where they have been left unused or neglected for years. We watch for cracking, movement and signs of earlier repairs that could point to wider structural concerns.

Electrical safety crops up regularly in older Lavant homes. Quite a few still have original wiring that falls short of current regulations, so our Level 2 survey includes a visual check of the installation and flags areas for a qualified electrician to inspect further. We also note likely fire risks, older consumer units and the condition of smoke and carbon monoxide detectors. Because many local properties have been altered at different points in time, we often come across a mixture of old and newer electrical work that may not be safe or compatible.

• Rising and penetrating damp
• Roof covering deterioration
• Outdated electrical installations
• Window and door joinery
• Chimney condition and flashing

From a terraced house in Mid Lavant at about £346,000 to a detached home above £1,000,000, the case for an independent RICS Level 2 survey stays the same. A mortgage valuation arranged by a lender is there to support the loan decision, not to give a view on condition. It will not list defects or recommend repairs. In simple terms, the valuation is the bank's check on whether the property supports the price being paid, not a professional assessment of its state or likely repair needs.

Independence matters in a property survey, and that is exactly what our chartered surveyors provide. We have no financial stake in the transaction, so our reports stay focused on the buyer's position and nothing else. If serious defects are found, the report can also help in renegotiating the price. With Lavant values having moved around so noticeably, getting a clear picture of the property's true condition is especially important.

A Level 2 survey can save far more than it costs. Hidden defects can lead to repairs running into thousands of pounds, whether the issue is damp treatment, roof work or electrical rewiring. Against that, the survey fee is usually modest. In a place like Lavant, where flood risk and older housing stock are both real concerns, the spend on a survey is an important safeguard for financial interests.