RICS Level 3 Building Survey in Upper Beeding

We carry out RICS Level 3 building surveys that look closely at every visible and accessible part of the property. This is more searching than a basic survey, because we examine the building’s structure and pick up defects that a casual viewing would miss. Our inspectors check walls, floors, ceilings, roofs and foundations, so we can give a clear picture of the property’s present condition. We work across homes of every size and construction type, from small terrace houses to large detached family homes.

Upper Beeding brings a real mix of housing, from centuries-old flint cottages to 1960s and 1970s estate homes, and our surveyors understand the quirks of each one. Older flint buildings often need checking for damp penetration, mid-twentieth-century brick homes can show wall tie failure, and parts of the village sit on clay soils where movement or subsidence can appear. That local experience matters when we are picking out the defects that crop up again and again in the village stock.

Our report sets out each defect with a clear rating, so urgent issues that need immediate attention are separated from smaller maintenance jobs. We also include cost estimates for remedial work, which helps with budgeting and, where needed, with renegotiating the purchase price. Photographs of notable findings are included, alongside plain-English explanations from our inspectors, so the condition of the property is easy to follow. Every report comes with professional recommendations based on the specific property.

Two Conservation Areas in Upper Beeding, the High Street and Hyde Street Conservation Areas, call for extra care because of their heritage status. We understand the added considerations for listed buildings and conservation area properties, from restrictions on alterations to the need for traditional materials and methods. If a defect could affect the listed status of the building, we look at that carefully and advise accordingly.

• Full structural assessment of all accessible elements
• Detailed analysis of construction type and materials
• Identification of damp, rot, and timber decay
• Foundation and subsidence investigation
• Roof structure and covering inspection
• Electrical and plumbing visible condition review
• Cost estimates for remedial work
• Professional advice on property suitability

When we survey properties in Upper Beeding, a few defect patterns keep turning up. That is hardly surprising, given the spread of ages here, from 15th-century flint cottages to modern developments. Knowing the common issues helps set expectations for the report and shows which repairs need the most urgent attention.

Damp is one of the most common problems we find in Upper Beeding’s older homes. Rising damp caused by failed or missing damp-proof courses is often seen in period cottages, especially those with solid walls. Penetrating damp can affect flint-walled houses where mortar joints have broken down and water is getting in. Our inspectors use moisture meters and thermal imaging to trace damp back to its source, whether that is a roof leak, a wall defect or poor ground drainage.

Roof issues also come up often, particularly in older properties with traditional clay tile or Horsham Stone roofs. We regularly find missing or broken tiles, failed mortar at ridges and verges, and flashing defects around chimneys. Horsham Stone tiles are heavy, so they can put extra stress on rafters, especially where timber has weakened over time. Where roof spaces are accessible, we inspect them thoroughly, looking at rafters, joists and any sign of previous water staining or timber decay.

In areas with clay soils, structural movement and subsidence are a real concern, and parts of Upper Beeding on the Low Weald clay deposits can be prone to shrink-swell movement. We inspect external walls closely for cracks that may point to foundation movement, including stepped cracks near corners, diagonal cracks running from windows and doors, and any bulging or distortion. Signs of previous repair work are also important, as they can point to ongoing movement problems.

Homes built between the 1930s and 1980s with cavity wall construction can suffer from wall tie corrosion. As the metal ties corrode, they expand and can force the outer leaf of brickwork to bulge and crack. Our surveyors know the signs to look for in the 1960s and 1970s estates around School Road, The Saltings Way, and The Hyde Farm Estate. Spotting wall tie failure early can avoid expensive structural repairs later on.

• Rising damp in period properties
• Penetrating damp in flint-walled buildings
• Roof tile damage and mortar deterioration
• Structural movement and subsidence
• Cavity wall tie corrosion
• Timber decay in roof structures
• Poor drainage and guttering defects

Upper Beeding gives us a wide spread of construction types to inspect. In the historic core, we see traditional flint-walled buildings, some dating back to the fifteenth century, built with flint nodules in mortar and finished with clay tiles. These period homes often have Horsham Stone roofing, which needs strong supporting structure because of its weight. We are used to assessing traditional flint work and picking out places where mortar has broken down or flint has come loose or gone missing.

The building programmes of the 1960s and 1970s produced whole estates, including the School Road Estate, The Saltings Way estate, and The Hyde Farm Estate. These homes usually have conventional brick cavity walls and pitched tiled roofs. They are generally sound, but cavity wall tie corrosion can still lead to bulging and cracking in the outer walls. Our surveyors know exactly what to look for in these post-war developments. The brickwork is often good, but the hidden structural elements inside the cavity still need close attention.

We also pay close attention to the ground conditions in Upper Beeding. The village lies on the east bank of the River Adur, with alluvial soils by the river and clay deposits in the Low Weald areas. Clay-rich soils can shrink and swell, expanding in wet weather and contracting in dry spells. That movement can lead to subsidence or foundation heave, particularly where trees are growing close to properties. Our inspectors check foundations and external walls carefully for signs of movement linked to those soil conditions.

The River Adur creates a regular flood risk for properties in Lower Beeding and in areas close to the river. Flood warnings have been issued historically for the Upper Beeding and Bramber area, and the Adur Adaptation Project is intended to reduce peak water flows through natural flood management techniques. We look for signs of past flooding, such as water marks on walls, damaged damp-proof courses and any evidence that the property has flooded before. Homes in flood-risk areas may also need extra precautions and insurance considerations.

We also inspect newer homes, including developments such as Old School Close, built in 2018, and Riverside Park for the over-55s community. New build properties can still have defects, and a close inspection often picks up snagging items, incomplete work or construction shortcuts that are not obvious at first glance. For buyers of newer homes, a RICS Level 3 survey offers useful reassurance.

• Traditional flint construction with mortar joints
• 1960s-70s brick cavity wall housing
• Clay soil shrink-swell risk
• River Adur flood zone considerations
• Historic listed building regulations
• Conservation area restrictions