RICS Level 2 Survey in Burgess Hill (RH15)

Our RICS Level 2 Survey gives a detailed visual check of the property's accessible areas, flagging defects or issues that could affect value or safety. We look at walls, roofs, floors, doors, windows and fixtures, and set out a clear red, amber or green rating for each area inspected. For Burgess Hill homes, that matters even more, because over 60% of properties were built before 1980 and can hide defects that are easy to miss at first glance.

We look closely at the property's condition and pick out anything urgent, alongside matters that should be kept under review. Damp, structural movement, roof condition, and electrical or plumbing concerns are all checked. The report also gives a market valuation and an insurance rebuild cost, both useful for mortgage purposes and for checking that building insurance cover is set at the right level.

In the Burgess Hill area, the geology means our surveyors pay close attention to any sign of subsidence or heave. The Weald Clay under much of RH15 has a moderate to high shrink-swell potential, so properties with shallow foundations or those close to large trees may face ground movement. We inspect walls, floors and foundations for cracking or other signs of structural concern, so you have the information needed to arrange specialist investigations if needed.

We also review flood risk exposure, which matters for properties near the River Adur and its tributaries running through parts of Burgess Hill. Most homes are not in high-risk flood zones, but surface water flooding can still affect low-lying spots in heavy rain, especially where drainage systems are overwhelmed. Our survey notes any evidence of past flooding or water staining that suggests a repeat problem.

• Walls and foundations
• Roof and gutters
• Damp and moisture
• Electrical systems
• Plumbing and drainage
• Windows and doors
• Structural movement
• Flood risk assessment

The housing stock in Burgess Hill spans a number of eras, and each brings its own construction features that our surveyors know well. Pre-1919 properties, making up about 10.1% of the stock, usually have solid brick walls with shallow brick footings, timber floors and roofs, and slate or clay tile coverings. They often have real character, but they can lack modern damp proof courses and insulation, which makes them more prone to damp and condensation.

Homes built between 1919 and 1945, which account for around 11.2% of the housing stock, saw cavity brick walls become more common, bringing better weather resistance and thermal performance. Even so, these houses still rely on traditional timber floors and roofs. From 1945 to 1980, nearly 40% of Burgess Hill's homes were built, and standardised cavity wall construction with concrete tile roofs became the norm, although material quality and workmanship varied a great deal across those decades.

Properties built since 1980 usually benefit from modern building regulations, with proper insulation, cavity wall insulation and uPVC windows. Even so, newer homes can still have defects, especially where builders have cut corners or where design faults lead to issues such as condensation in poorly ventilated flats. We look at each property on its own terms, judging it against its construction type and the issues that go with that method.

• Pre-1919: Solid brick walls, timber floors, shallow foundations
• 1919-1945: Early cavity wall construction, timber elements
• 1945-1980: Standardised cavity walls, concrete tiles
• Post-1980: Modern insulation, uPVC windows, diverse construction

From surveying properties across RH15, we often see a few defects crop up again and again. The Weald Clay geology creates particular challenges for homes on shallow foundations, which were common before modern building regulations came in. Diagonal cracking to walls, or doors that stick, are among the signs of subsidence or heave that we frequently identify during our surveys.

Damp is another frequent finding in Burgess Hill homes, especially in properties built before the 1980s with poor ventilation or failed damp proof courses. Rising damp can affect solid brick walls, while penetrating damp is often caused by defective rainwater goods, damaged render or poor pointing. We also see condensation in older properties with single-glazed windows and too few extractor fans in kitchens and bathrooms.

Roof defects come up often in our surveys, whatever the age of the property. Common issues include broken or slipped tiles, worn lead flashings, blocked gutters and poor insulation. In older homes, the original roof covering may be nearing the end of its life and need replacing. We also check timber for wet rot, dry rot and woodworm, which can affect roof timbers, floor joists and window frames, especially where damp is present.

We also regularly find electrical and plumbing issues, particularly in homes that have not been updated for decades. Typical examples include old fuse boxes with rewireable fuses, ageing rubber-coated wiring, lead or steel water pipes and inefficient heating systems. Properties built before 2000 may also contain asbestos in artex ceilings, pipe insulation or floor tiles, and we will note that in the report if we spot it.

• Subsidence/heave from clay movement
• Rising and penetrating damp
• Roof tile damage and leaks
• Timber rot and woodworm
• Cracking to walls and ceilings
• Outdated electrical systems
• Asbestos-containing materials
• Drainage and damp proof course failures