RICS Level 2 Survey in Long Man

Our Level 2 Survey gives a detailed visual inspection of all accessible parts of the property. We look at walls, roofs, floors, doors and windows, together with the building services, including plumbing, electrical systems and heating. Outside, we check items such as gutters, fascias and boundary walls. In Wilmington, that also means reviewing the local building methods we regularly see, including traditional Sussex flint and brick walling in older village homes. Our surveyors know these materials need a careful eye, because defects can be missed by inspectors who are less familiar with them.

Each element is graded with a simple traffic light system, Red for urgent matters that need immediate attention, Amber for defects that need attention but are not urgent, and Green for areas that are satisfactory. It gives you a clear way to prioritise remedial work, whether you are buying a modern home in Polegate or a historic cottage in the Wilmington Conservation Area. Every rating comes with an explanation of the issue and our advice on what to do next, from immediate repairs to a specialist investigation.

Alongside the inspection, we include a market valuation and an insurance rebuild cost, which is especially useful in the Long Man area where flood risk and listed buildings can affect insurance terms. We also flag any further checks that may be needed, from Japanese knotweed to a specialist timber inspection for older properties where woodworm or rot might be present. It all gives you a fuller picture before you commit to the purchase.

• Visual inspection of all accessible areas
• Condition ratings for each element
• Market valuation and rebuild cost
• Advice on further specialist investigations
• Energy efficiency assessment (EPC data)

From our surveys in the Long Man and Wilmington area, a few issues come up again and again. Damp is a regular concern in older properties, particularly those built before modern damp-proof courses became standard. Rising damp and penetrating damp often show up in historic cottages, usually on ground-floor walls and around windows. Traditional lime mortar, although right for the age of the building, does not always keep moisture out unless it is maintained properly. We have seen damp cause serious damage to plasterwork and timber, sometimes without the current owners realising.

Timber defects are another common feature of local surveys. Woodworm and wet rot frequently affect floor joists, roof timbers and window frames in properties over 50 years old. We have seen many cases where failed lead flashing or slipped clay tiles allowed water in, which then damaged the timber beneath. The clay tile roofs typical of traditional Sussex properties need close inspection as they age. Over time, original tiles become brittle and mortar bedding breaks down, letting in water that can reach structural timbers.

Roof problems are rarely just a matter of swapping out a few tiles. On many older houses in the area, the original clay tiles have gone brittle or the mortar joints have failed. Lead flashing around chimneys and valleys often shows deterioration after decades in the weather. Our surveyors keep a close eye on these parts, because roof repairs can be expensive. We have found that properties with original clay tile roofs often need substantial investment in roof refurbishment within the first few years of ownership if the issues are left alone.

Subsidence and heave can also be a concern in this part of the world. The chalk bedrock beneath much of Long Man is generally stable, but homes built on clay deposits, especially around Gault Clay formations, may suffer ground movement. In a rural setting, large trees close to a property can make shrink-swell behaviour in clay soils worse and put foundations under strain. We look for cracks, movement and other signs of structural stress, with particular care where ash or oak trees stand close to the building.

• Rising damp and penetrating damp
• Woodworm and timber rot
• Roof tile deterioration and failed flashing
• Subsidence or heave from clay soils
• Outdated electrical and plumbing systems

If you are buying in Long Man or Wilmington, flood risk deserves attention. The area is not directly on the coast, but there are specific flood vulnerabilities that our surveyors take into account at every inspection. Surface water flooding is the main concern, particularly where hard surfaces limit drainage or heavy rain overwhelms the local system. We have inspected BN26 properties where surface water has entered during serious weather, damaging ground-floor rooms.

To the west of Wilmington, the Cuckmere River creates a river flood risk for homes in its floodplain. Low-lying parts of BN26 can also experience tidal influences during severe weather events. Our Level 2 Survey includes an assessment of flood risk using available data and what we can see on site. If a property is in a vulnerable spot, we can advise whether a specialist flood risk assessment would be sensible. During the inspection, we look at ground levels, drainage patterns and any existing flood mitigation measures.

Homes in flood risk areas can face higher insurance premiums and, at times, difficulty securing mortgage finance. Knowing that before you complete gives you the chance to budget properly or negotiate suitable protections with the seller. Any flood risk concerns we identify are clearly flagged in our survey reports. We also set out what flood risk data is available for the address and whether further specialist assessments would be advisable where the location carries more risk.