RICS Level 2 Survey in Westham

Our RICS Level 2 Survey gives you a detailed visual inspection of every accessible part of the property. We check the roof structure, walls, floors, windows, doors and key fixtures, flagging defects that could affect value or lead to future expenditure. In Westham, where the housing stock ranges from 17th-century timber-framed buildings to newly constructed homes, that kind of close inspection matters. We also take photographs of the main findings and include them in the report, so you can see exactly what we are referring to.

Each report sets out the property's condition with clear ratings for every element, "Good", "Satisfactory", or "Requires Attention". In Westham, we pay close attention to issues that come up regularly, including the condition of flint work on older properties, possible damp in buildings close to the Pevensey Levels, and drainage performance in areas with clay-rich soils. Our surveyors are trained to spot early warning signs that are easy to miss, from slight cracking patterns that may point to movement to staining that suggests damp is still active.

Within the Pevensey and Westham Conservation Area, we look carefully at traditional construction and at any changes that may have needed listed building consent. Flood risk nearby is part of the picture too, so we check whether drainage and damp-proofing measures appear suitable. Westham has a notable number of listed buildings, including the Grade I listed Parish Church of St Mary and several Grade II* properties, and we know how important it is to identify work that may not have had proper statutory approval.

Your survey report includes our professional opinion on value, along with any urgent defects that need immediate attention. Where something calls for deeper investigation, we say so plainly and point you towards the right specialist, such as structural engineers or damp-proofing specialists. That way, before you complete your purchase, you know exactly what extra expertise may need to be brought in.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Drainage and gutters
• Windows and doors
• Electrics and plumbing overview
• Garage and outbuildings
• Health and safety matters

Westham's housing stock shows both sides of the village, its long history and its more recent growth. Inside the conservation area, there are many period properties built in traditional East Sussex forms, with flint walls appearing again and again. Older buildings often include Sussex brickwork in shades ranging from terracotta red to creamy ochre, and tile hung elevations are common too, especially where houses have been extended or altered over the decades. The Parish Church of St Mary, a Grade I listed building, is one of the strongest examples of the medieval flint construction that shapes much of the village's historic character.

The Pevensey Levels sit on clay and sandstone deposits, and that geology has real implications for buyers. Clay soils can shrink and swell as moisture changes, which in turn can lead to subsidence or heave, particularly where trees are close to a building or drainage is not performing as it should. That is why we assess foundations, ground conditions and any visible movement with care. We also consider nearby trees and vegetation, especially at properties with large gardens or homes on the more rural edges of the village.

Not every Westham property is historic. Modern schemes, including Hawthorn Grove and the Taylor Wimpey site near BN24 5NH, use current construction methods such as brick and block external walls with a range of rendering systems. These homes often need less extensive investigation than older buildings, but a Level 2 survey still gives useful confirmation that the work appears to meet acceptable standards. We have inspected many properties on these developments and are familiar with the issues that can affect new build homes, from small cosmetic faults to more serious construction defects.

Westham also includes listed buildings such as Stone Cross Windmill, Hankham Hall, and many Grade II properties spread across the village. Homes within the Pevensey and Westham Conservation Area may be subject to restrictions on alterations and improvements, and we can advise on how that could affect your intended use. Buying a listed building, or a property inside a conservation area, needs a bit more thought. Our report highlights issues that may have a bearing on your plans for the property.

• Flint walls (traditional)
• Sussex brickwork
• Timber-framed structures
• Rendered elevations
• Modern brick and block
• Concrete tile roofs
• Slate roofing
• Flat roof sections

One of the main practical considerations in Westham is its proximity to the Pevensey Levels. Because this is a low-lying area, flood risk remains part of the buying decision, even though drainage systems and sea defences generally manage it. The Environment Agency is working on coastal management schemes between Pevensey Bay and Eastbourne to help protect the area from future flooding and coastal erosion. The Pevensey Levels themselves are maintained through purpose-built drainage systems and characteristic dykes, but the effects of climate change, especially sea level rise and more extreme weather events, still leave the area vulnerable.

We assess where the property sits in relation to flood risk areas and look at whether sensible mitigation measures are already in place. That means checking ground levels, drainage arrangements and any existing flood defence features, as well as looking for signs of past water ingress or damp that could suggest previous flooding. The EA flood maps indicate that much of Westham falls within a low-risk area, but some properties can still be affected by surface water flooding, particularly those in low-lying positions near watercourses.

Drainage becomes especially important for properties close to the Pevensey Levels. In a wetland environment, poor water management can quickly turn into damp trouble, and older homes are often more vulnerable where original drainage was never designed for modern patterns of use. We inspect gullies, surface water drains and any pumping systems installed to control water levels. If we have concerns about drainage or flood risk, the report will set them out clearly and say whether you should take specialist advice from a drainage engineer or the Environment Agency.

There is a proposed new development on the northern edge of Westham, between Peelings Lane and the A27 Pevensey Bypass, and the plans have already recognised the site's closeness to higher flood-risk areas, with a drain crossing the site. That underlines why proper investigation matters here. For any purchase in Westham, especially near the Levels or in other low-lying areas, we recommend checking the Environment Agency flood maps and thinking carefully about the possible effect on both the property and insurance costs.