RICS Level 3 Building Survey in Hove (BN3)

Across BN3, some of the South East's most architecturally significant housing stock is still in daily use. Hove's historic core includes striking Regency architecture, from the Grade I listed buildings in Brunswick Square to the sweeping curves of Adelaide Crescent. Beautiful as they are, these homes were built in ways that differ markedly from modern standards. Solid walls, original timber joists and ageing roof structures all call for a surveyor who knows traditional construction inside out. Our inspectors have been through hundreds of them, into roof spaces where slate tiles date from the original construction, and up against walls that have stood for over 150 years.

Many residential streets in BN3 are lined with Victorian villas, especially around the Wilbury conservation area. Decorative brickwork, original sash windows and long-established drainage systems are common here, and all can hide decades of wear. In our Level 3 Survey, we look closely at these features and pick up recurring problems such as rising damp, timber rot in floor joists and failing original pointing, the sort of defects that can turn into major repair bills if nobody spots them early. On streets such as Shirley Drive, and in the terraces near Hove Station, we regularly find these age-related issues even where the outside looks exceptionally well kept.

BN3's coastal setting changes what we look for. Homes close to the seafront can suffer faster weathering to external facades, salt damage to metal fixtures and higher humidity that makes damp worse. Our inspectors know these seaside defects well and can point you towards sensible remedial work. Along the Kingsway and near Palmeira Gardens, we've surveyed properties where salt crystallisation is obvious on the brickwork, and we know the difference between surface salt damage that is mainly cosmetic and deeper structural trouble that needs proper attention.

Average property values in BN3 are above £540,000, so paying for a full Level 3 Survey can spare you a good deal of cost and stress later. We've seen buyers secure reductions of £10,000 or more after defects came to light in our reports, well beyond the price of the inspection. It also means going into the purchase with a clear view of what you are taking on, rather than discovering unexpected repair bills in the first year.

• Regency architecture with solid wall construction
• Victorian villas with original features
• Coastal exposure and salt weathering
• Conservation area restrictions
• Converted period flats
• Listed building considerations

Surveying across Hove has shown us the same trouble spots again and again. Damp is one of the most frequent findings, especially in solid-walled Regency and Victorian buildings where there is no modern cavity wall insulation. Ground floor rooms often suffer from rising damp, while penetrating damp tends to show around windows and at roof intersections where original lead flashing has broken down over the years. On First Avenue and the avenues leading off to the east, we have repeatedly recorded rising damp readings in ground floor reception rooms, often linked to failed or completely absent damp proof courses.

Timber defects are another major feature of BN3 survey work. In many Victorian properties, the original floor joists are still structurally sound, but damp can leave them vulnerable to woodworm infestation or dry rot. Our inspectors check every accessible timber element carefully for signs of active infestation and for evidence that remedial treatment may be needed. Roof timbers deserve the same level of care, because slate or tile roofs that are over 80 years old often show wear in the battens, felting and pointing. We've seen active woodworm in roof voids across BN3, most often where previous owners have not kept up regular treatment programmes.

Structural movement is less common, but it does turn up in some BN3 homes, particularly where the ground has settled over time. A Level 3 Survey looks for the usual indicators, cracking in internal plasterwork, sticking doors or windows and uneven floors. Minor settlement is often part of the story with older buildings, and our report makes a clear distinction between that sort of age-related movement and defects that call for a structural engineer. We also record work that appears to have been completed without the right building regulations approval, something that comes up quite often in conversions and extensions to converted Victorian properties.

Living by the sea brings extra wear, and BN3 properties are no exception. Salt on external brickwork can speed up weathering, while metal parts such as original iron railings, window fittings and even structural ties may corrode. Along the Kingsway and in the western parts of BN3, we've inspected buildings that take the full force of sea winds and plainly need more regular maintenance than similar homes in more sheltered spots. Our reports highlight these coastal factors and set out suitable maintenance intervals.