RICS Level 2 Survey in BN11

Worthing grew rapidly during the Victorian and Edwardian eras, and again through the 1930s, when the town developed from a quiet resort into a substantial coastal community. The housing stock in BN11 reflects these waves of development - solid terraced and semi-detached houses of late Victorian and Edwardian construction sit alongside 1930s bay-fronted semis and a large number of converted period properties that were divided into flats during the 20th century.

The flat conversion stock presents particular risks. Many BN11 conversions were carried out during the 1960s and 1970s, when building regulations were less demanding. We regularly find inadequate soundproofing between floors, original wiring that has been partially but not fully replaced, and damp issues in basement-level flats where the original property's drainage was not adapted for the new use. A RICS Level 2 survey on a flat examines all accessible parts of the building - not just the flat itself - and notes any visible defects in the common areas, roof, and external fabric.

Purpose-built apartment blocks in BN11 range from substantial Edwardian mansion blocks near the seafront to 1960s and 1970s concrete-frame buildings further inland. For the older mansion blocks, roof condition, lift maintenance, and the state of the communal decoration are key concerns. For the concrete-frame post-war blocks, carbonation of the concrete and corrosion of the reinforcement bars is a genuine long-term structural issue in coastal environments where salt-laden air penetrates the concrete cover at an accelerated rate.

Worthing Borough Council maintains a number of conservation areas within BN11, and the town has significant listed building stock - most prominently the pier, which dates from 1862, and the Dome Cinema on Marine Parade, built in 1911 and among the oldest purpose-built cinemas in Britain. Properties in or adjacent to these designated areas require additional care and attention during survey to note any planning or works restrictions that buyers should be aware of.

Worthing sits on the West Sussex coastal plain - a relatively flat strip of land between the English Channel and the chalk escarpment of the South Downs several miles inland. The bedrock across much of the BN11 area is chalk, which has very low shrink-swell potential and generally provides stable ground. However, the chalk is overlaid in many parts of the coastal plain by superficial deposits of brickearth, which is a silty loam with moderate shrink-swell potential. Where properties are built on brickearth rather than directly on chalk, there is a low-to-moderate risk of seasonal ground movement.

Coastal flood risk is a real consideration for properties in BN11, particularly those closest to the seafront and within the lower-lying parts of the town. The Environment Agency's flood risk mapping shows that parts of the BN11 coastal strip carry a medium flood risk from coastal inundation. Surface water flooding is also a risk in areas where the Victorian and Edwardian street network relies on older combined sewers that can surcharge during heavy rainfall events. Our surveyors note any visible flood risk indicators during inspection, including raised door thresholds, flood barrier storage, and tideline marks in basement areas.

Worthing has no history of coal mining, and no former industrial land use that would create widespread ground contamination risk in the BN11 area. However, some older commercial or light industrial sites in the town may have had petroleum storage or solvent use historically, and buyers of properties on or adjacent to former commercial sites should obtain an environmental search as part of their conveyancing due diligence.

Your RICS Level 2 survey report is delivered digitally within three to five working days of the inspection. The report opens with a key risks summary so you can see at a glance which elements carry Condition 3 ratings before reading the full detail. Every section then sets out the condition in plain language with our observations, our rating, and - where relevant - our recommendation for remedial action or specialist investigation.

For BN11 properties, your report will specifically address the external walls and their condition on all elevations including sea-facing aspects, the roof covering and any flat roof sections, all windows and external joinery, the condition of any communal elements inspected, and a summary of the drainage arrangement. For coastal properties, we record damp meter readings at regular intervals across all external walls and note the highest readings found and their locations.

• Section-by-section condition ratings (1, 2, 3) for all accessible elements
• Damp meter readings at regular intervals across all external wall faces
• Roof assessment via binoculars from ground level and loft access where available
• Communal areas assessment (for flats) noting visible defects and their likely cost implications
• Drainage assessment noting mains connection and condition of accessible drainage outlets
• Notes on environmental risks including coastal flood zone status
• Indicative cost ranges for all Condition 3 defects
• Post-report phone call with your surveyor at no additional charge

We deliver every report in PDF format and retain a copy on file. If you have questions about any finding in the months after purchase - for example when obtaining quotes for repairs - you can call your surveyor to discuss the relevant section. We do not close the file when we deliver the report.