RICS Level 2 Survey in BN15

BN15's housing stock spans several distinct eras, each with its own defect profile. Lancing developed steadily from the 1920s through to the 1980s, with the greatest density of housing built in the 1930s and the post-war period. Sompting, at the foot of the South Downs, retains some older stock and has a distinct village character alongside its 1960s and 1970s residential streets.

Semi-detached houses form the predominant property type across BN15 in terms of sales volume. When our surveyors inspect properties in Lancing and Sompting, the most common construction types we encounter are:

• Interwar brick semi-detached houses (1930s) with solid or early cavity walls and tile roofs
• Post-war local authority builds from the late 1940s and 1950s with cavity brick or rendered block construction
• 1960s and 1970s private build detached and semi-detached houses with cavity walls, typically now requiring attention to cavity wall insulation
• Flat-roofed bungalows and extensions from the 1950s to 1970s, where felted roofs are frequently at or beyond end of life
• More recent 1980s and 1990s properties with PVCu windows and modern trussed rafter roofs

The majority of BN15 properties fall within the standard profile for a RICS Level 2 survey. Properties with significant non-standard alterations, structural histories, or pre-1920 construction may benefit from a Level 3 Building Survey - contact us if you are unsure before booking.

Our RICS Level 2 survey follows the RICS Home Survey Standard and provides a thorough visual inspection of all accessible parts of the property. For a standard BN15 semi-detached house, the inspection typically takes 2 to 3 hours. Larger detached properties or those with significant outbuildings and extensions may take 3 to 4 hours.

During the inspection, our surveyor works through all accessible areas of the property:

• Roof structure and coverings - inspected from ground level using binoculars and from within the roof space where access is available
• Chimneys, gutters, and rainwater goods - checked for condition, blockage, and secure fixing
• External walls, render, and pointing - examined at ground level with a calibrated damp meter and visually across the full elevation
• Windows, doors, and external joinery - operated and checked for integrity, water ingress, rot, and seal condition
• Internal walls, ceilings, and floors - inspected visually for cracking, movement, damp staining, and deflection
• Kitchens and bathrooms - visual check for water damage, ventilation, mould, and tile condition
• Services - visual inspection of the consumer unit, accessible pipework, and heating system age

Each inspected element receives a RICS condition rating. Condition Rating 3 (red) indicates urgent repair is needed. Condition Rating 2 (amber) means repair is required but not immediately urgent. Condition Rating 1 (green) confirms no repair is currently needed. The written report includes a summary section, a market valuation commentary, and recommendations for any further specialist investigations.

Survey fees in BN15 are set based on the property's market value and size. West Sussex survey fees are typically slightly above the national average of £455 due to South East operating costs. As a working guide for BN15:

• Flats and properties up to £250,000: from £399
• Properties £250,000 to £400,000 (standard BN15 terrace and semi range): from £449
• Properties £400,000 to £500,000 (larger semis and detached): from £499
• Properties above £500,000 (Cala Homes New Monks Park upper range and larger detached): quoted individually

Properties with non-standard construction or significant structural alterations carry a fee uplift of 10 to 30% reflecting additional inspection time. Most of BN15's standard brick-built stock falls within the base fee range.

Survey fees are a modest cost relative to the repair bills they can uncover. In West Sussex coastal properties, typical remediation costs include roof tile replacement at £800 to £3,500, render repairs at £600 to £3,000 per elevation, damp investigation and treatment at £600 to £2,500, and cavity wall insulation remediation at £1,200 to £4,000. These costs are routinely identified in our Level 2 reports for BN15 properties.