RICS Level 3 Building Survey Angmering

Our RICS Level 3 Survey gives a full, close inspection of the property's visible and accessible parts. It goes well beyond a basic assessment, covering the construction, condition and likely issues affecting each main element of the building. We inspect the walls, roof, floors, ceilings, doors and windows, so we can give you a clear view of the property's present condition. In Angmering, where the housing ranges from 14th-century cottages to newly constructed homes, that depth is especially useful. We know the construction methods found across the village, from traditional solid wall flint and brick construction to modern cavity wall systems and contemporary timber frame methods.

Structural condition is a major part of the survey, and we look carefully for movement, subsidence and any wider weakness in the building. In parts of Angmering, clay geology brings shrink-swell risks, so our surveyors pay close attention to foundations, cracking in walls and other signs of ground movement. We also consider how the property sits with the local ground conditions, including chalk bedrock to the north and more recent superficial deposits of brickearth, sand and gravel closer to the coast. Homes with large trees nearby need extra care, as roots can worsen clay shrinkage in dry periods. We also inspect the roof structure, including rafters, purlins and any visible timber decay or insect attack.

Moisture and damp are another key part of our inspection, and in Angmering that matters because of the local geology and nearby watercourses such as the River Rife and Black Ditch. We check for rising damp, penetrating damp and condensation, all of which can affect older solid wall properties as well as newer homes with poor ventilation. Our report also comments on the condition of any existing damp-proof courses and sets out suitable remedies where they are damaged or missing. Many Angmering properties are built in Sussex flint, and where mortar pointing has broken down, moisture ingress can become a real issue, especially in historic buildings, so we look closely at the external envelope.

The report we provide does more than list defects. We set out practical advice on repairs, maintenance and likely costs, and we use RICS condition ratings so it is straightforward to see what needs urgent attention and what can be dealt with later. For properties in the Angmering Conservation Area, covering parts of The Square, Arundel Road and Church Road, we also include guidance on how repair work could affect listed status and any CONSERVATION CONSENT requirements that may apply.

• Structural walls and foundations
• Roof structure and covering
• Damp and moisture assessment
• Timber condition (rot and woodworm)
• Chimneys and flues
• Windows and doors
• Floors and ceilings
• Services (where visible)
• External areas and boundaries

Across Angmering, we see a few problems come up time and again. Damp is especially common in older housing, where solid wall construction and missing or outdated damp-proof courses can result in rising damp and penetrating damp. Sussex flint properties can also suffer from moisture ingress when mortar pointing has deteriorated. In homes with rendered exteriors, we regularly find moisture trapped behind the render, which then shows internally as damp. Our surveyors know how to spot these issues and can recommend remedial work that suits the property's construction rather than fighting against it.

Older Angmering properties also bring recurring timber concerns. Age, poor ventilation in some buildings and periods of high moisture can all create the right conditions for woodworm, wet rot and dry rot. We often find defects in floor joists, roof timbers, and door and window frames, especially where a property has stood vacant or maintenance has slipped. In the historic core around The Square and Church Road, many buildings are timber-framed, and defects can be hidden from plain view. Most timber issues can be treated successfully, but early identification makes a big difference to cost and extent of repair.

Roof defects appear frequently in our Angmering surveys. On older homes with traditional clay and concrete tile roofs, we often see cracked or missing tiles, worn pointing and defective lead flashing. Problems also turn up around parapet walls and flat roof sections, where water ingress can develop. Guttering and rainwater goods are another regular weak point, with leaks and blockages leading to water penetration and damage to fascia boards and soffits. We inspect all accessible roof areas and give detailed comments on the condition of these important elements.

We deal with structural movement and cracking on a regular basis in Angmering, particularly in areas affected by clay geology. Reactive clay soils can lead to subsidence in dry periods and heave when the ground becomes saturated. During the survey, we inspect cracking patterns in walls for signs of foundation movement, review any existing underpinning and note nearby trees that could be influencing ground stability. Some cracks are only cosmetic. Others point to a more serious structural problem, and our surveyors are trained to tell the difference and recommend further investigation where needed.

• Rising damp and penetrating damp
• Woodworm and beetle infestation
• Wet and dry rot
• Roof tile damage and deterioration
• Defective lead flashing
• Guttering and drainage issues
• Structural movement and cracking
• Foundation subsidence
• Chimney deterioration

Choosing the right survey starts with understanding Angmering's housing stock. The village has an unusually broad spread of property ages and styles, from medieval cottages in the historic core to contemporary homes on modern estates. Census 2021 data shows that 46.1% of properties in Angmering are detached, 28.5% are semi-detached, 13.9% are terraced, and 11.2% are flats or maisonettes, so it is predominantly a village of family homes. That mix reflects Angmering's growth from a historic settlement into a place shaped by post-war development and more recent expansion.

Some of Angmering's oldest properties date from the 14th century, and there are many strong examples of 16th to 18th century houses and cottages around The Square, Arundel Road and Church Road. These buildings often use traditional construction such as solid brick walls, flint infill and exposed timber framing. They have real character, but defects can be hidden until a detailed survey is carried out. Later growth changed the village again, with the post-war period (1945-1980) bringing many semi-detached houses to meet demand, followed by more modern estates in recent decades with contemporary design and amenities.

Materials vary just as much as the property ages do. Traditional homes in the village often use red or yellow stock brick, render and Sussex flint, with concrete or clay roof tiles. Modern developments more often rely on cavity wall construction with brick exteriors, and some contemporary properties also use timber frame construction. Because of that spread, our surveyors need to be confident across several construction types, which is one reason a RICS Level 3 Survey is a sensible choice for Angmering properties of all ages.