RICS Level 2 Survey Shoreham-by-Sea

Shoreham-by-Sea's position on the coast brings a set of property issues that our surveyors see time and again. Homes close to the River Adur or the seafront can be exposed to river flooding, tidal surges and surface water build-up during heavy rainfall. That mix can cause damp penetration, timber decay and structural problems that are not always obvious at a viewing. In our Level 2 surveys, we check these risks carefully, looking at walls, floors and foundations for evidence of water damage or continuing deterioration. We have inspected homes on Kingston Lane, near the harbour and along the Western Esplanade, where tidal flooding is often the sharpest concern.

Ground conditions are another important part of the picture in Shoreham-by-Sea. The town stands on chalk bedrock with marine and river alluvium deposits above it, so conditions can change noticeably from one area to another. In places with clay-rich superficial deposits, there is a moderate shrink-swell risk, which means some properties may be more prone to movement in drought or after heavy rainfall. Our surveyors know the parts of Shoreham where this matters most, and we pay close attention to foundations, walls and other structural elements in those locations. Where a property sits near mature trees or established planting, we look especially carefully for signs linked to possible subsidence.

Daily survey work in Shoreham shows just how mixed the housing stock is. For the Adur District, 2021 Census data records semi-detached homes at 31.7%, terraced properties at 29.5%, detached houses at 18.6%, and flats, maisonettes or apartments at 19.8%. That leaves a large share of the town's homes in the kinds of categories where a Level 2 Survey is particularly useful, especially the older terraced and semi-detached properties that give Shoreham much of its character.

Quite a few Shoreham properties were built before 1919, especially in the older parts of town and within conservation areas where Victorian and Edwardian buildings are common. Homes from this period are often traditional brick construction with solid walls, rather than the cavity wall set-up found in newer properties. Pre-war houses can also come with ageing electrics, including rubber-backed wiring, galvanized pipework and older consumer units that may now need upgrading. Our surveyors check these features closely and highlight any safety concerns in our reports, so you have a clear view of what you may be taking on before completion.

• Flood risk assessment
• Damp and timber decay investigation
• Structural condition review
• Roof and chimney inspection
• Electrical and plumbing overview
• Conservation area considerations

From Old Shoreham to the Town Centre Conservation Area and Church Street, Shoreham-by-Sea's built fabric tells the story of a historic maritime settlement that grew into a busy modern town. Older homes in these parts often show traditional brickwork, sometimes finished with render or Sussex flint detailing. Because they were built before modern building regulations, many of these properties do not have damp-proof courses and can be more vulnerable to rising damp and penetrating moisture. That is exactly why our surveyors pay close attention to solid-walled Victorian and Edwardian terraced houses, which make up a notable part of the local housing stock.

After 1945, Shoreham saw a lot of building as the town expanded, and many homes went up between 1945 and 1980. These houses often use construction methods that differ from the older stock, with cavity wall construction becoming standard, although insulation levels and workmanship can vary a good deal. At the newer end of the market, Shoreham Crescent by Hyde New Homes and the Barratt Homes scheme at BN43 5WE reflect modern construction and materials. Even so, new build homes can still benefit from a Level 2 Survey, because our inspectors regularly spot snagging items, build-quality concerns and defects that are easy to miss without trained eyes.

Not every Shoreham property should be approached in the same way. A 1930s semi-detached house on a residential road near Shoreham Academy calls for different priorities from a Georgian terrace in the conservation area, or a modern flat in The Waterfront development on Western Esplanade. We shape our survey method around the age of the building, how it was constructed and the risks tied to its setting, so the assessment matches the home rather than following a one-size-fits-all pattern.

• Traditional brick and solid wall construction
• Flint-detailed period properties
• Post-war cavity wall housing
• Modern brick and render developments
• Timber frame new builds
• Converted flats and apartments

Across Shoreham-by-Sea, a few issues crop up repeatedly in our inspections, and damp is high on that list. It is especially common in older homes built before modern damp-proof courses became standard. Coastal conditions add pressure, with salt-laden air affecting external walls, and homes near the River Adur can also be affected by rising damp linked to changes in the water table. Our surveyors assess how serious any damp problem is and whether remedial work is likely to be needed. We also distinguish between lighter condensation-related issues and more significant penetrating damp that may need structural attention.

Roofs are another frequent point of concern in Shoreham's housing stock. Many local homes still have traditional slate or tile coverings that are now beyond their expected lifespan, so we regularly see slipped tiles, damaged flashing and worn leadwork. Flat roofs on extensions and apartment buildings can also present problems, with ponding, blistering and failed waterproofing often turning up, particularly on buildings from the 1960s and 1970s, when flat roof construction was widely used. During a Level 2 Survey, we inspect roof spaces where access allows, assess the coverings and note any repairs needed to reduce the risk of water ingress.

We regularly find timber defects in Shoreham properties, including wet rot, dry rot and woodworm infestation, most often where ventilation is poor or there has been a history of damp. Left alone, these issues can affect structural stability, so early identification matters. Older homes in the town also often need electrical and plumbing improvements to meet current safety expectations, with outdated consumer units, rubber-backed wiring and galvanized pipework still appearing in pre-war property. Where it is safe, our surveyors check accessible switches and sockets and record any visible electrical concerns that should be investigated further by a qualified electrician.

Conservation areas in Shoreham bring extra points to consider, including the Old Shoreham Conservation Area and the Town Centre Conservation Area. Properties here may retain original features that need specialist care, and any changes to the building must respect the protected character of the area. Our surveyors understand those constraints and note conservation-related issues in the report, so you know more about the responsibilities attached to a listed or conservation property. We are particularly careful around homes near St Mary de Haura Church and along the historic waterfront, where alterations need to sit within conservation regulations.