RICS Level 3 Survey in Steyning

Steyning properties show a wide mix of ages and build types, and our inspectors come across that regularly. Across the town we see plenty of late 19th century homes, 1930s terraces and newer builds too. That spread means each house needs a proper look, because defects can sit there unseen until a trained eye spots them. We have surveyed hundreds of properties across the BN44 area, so we know how the usual fault patterns shift from one construction era to the next.

Brick elevations, colour-washed render with scribed stonework, and tile-hung or flint elevations are all part of Steyning’s traditional building stock, and each can conceal problems. Our inspectors know the common issues tied to these forms, from damp penetration through solid walls to timber decay in roof structures, plus the wear that age brings to original joinery and fittings. We recently surveyed a property on the High Street that showed this very clearly, with render hiding significant penetrating damp that needed immediate attention.

Over the years, many Steyning homes have been altered, and replacement double-glazed windows are now a familiar sight across the area. That is not always straightforward, though, because changes of that sort can introduce new faults or hide the ones already there. Poor ventilation after window replacement is something we often find in older properties, with condensation and potential mould growth following behind. A Level 3 Survey gives the detailed picture needed to understand a property’s real condition, which helps with purchase decisions and gives useful leverage in price negotiations.

Much of Steyning sits over Wealden Clay, which brings foundation matters into sharp focus for buyers. Homes built on clay soils can move as the ground shrinks in drought or swells after heavy rainfall, and that movement can show up as cracked walls or doors that no longer shut properly. Our inspectors are trained to pick up those subtler signs and judge whether they point to active movement or older issues that have already settled.

• Identify structural defects
• Assess construction materials
• Evaluate flood risk from River Adur
• Check for subsidence movement
• Review older property condition
• Report on listed building considerations

Being close to the River Adur brings its own set of considerations for buyers in Steyning. Lower-lying properties near the river may face fluvial flooding risk, so our inspectors note any signs of water damage, damp penetration or flood resilience measures during the survey. We have seen Steyning properties that clearly suffered earlier flooding, with water marks at skirting board height and modern damp-proof courses put in afterwards. Knowing the flood history and the current protective measures matters here.

West Sussex geology, including areas of Wealden Clay, can lead to shrink-swell conditions that affect foundations. That is especially relevant for older homes built before modern foundation standards were in place. During the inspection we look for movement, cracking or subsidence that may point to soil-related foundation problems. We recently identified significant subsidence movement in a property built on clay soil near the village centre, where the foundations were not suited to the ground conditions.

Across Steyning, the use of solid brick walls, flint work and lime-based mortars means the materials need a knowledgeable eye. Repairs done with modern cement-based products can sometimes do more harm than good to historic fabric. Our Level 3 Survey picks out where unsuitable repairs have been made and points towards sensible remediation for period properties. We often see cement-based repointing on older brickwork, which can trap moisture and lead to brick spalling.

Properties within Steyning’s conservation area, which covers much of the historic village centre, also come with extra planning controls that can affect repairs and alterations. Our survey report flags any issues that may need listed building consent or conservation area approval, so you understand the full impact of the purchase. We have come across homes where previous owners carried out works without the right permissions, and that can cause problems when it is time to sell.

• River Adur flood proximity
• Clay soil shrink-swell risk
• Traditional solid wall construction
• Period property maintenance needs
• Conservation area restrictions
• Listed building considerations