RICS Level 2 Survey in BN16

Coastal proximity shapes every aspect of property condition in BN16. Properties within half a mile of the shoreline in Rustington, East Preston and Kingston-by-Sea are exposed to salt-laden south-westerly winds for much of the year. This accelerates the corrosion of ferrous fixings in older properties, causes paint and render to degrade faster than inland equivalents, and drives moisture into any gaps or cracks in external walls. Our surveyors specifically check for render delamination, rusted window board fixings, and surface oxidation on galvanised flashings during every BN16 inspection.

The housing stock in BN16 has a strong bungalow character, particularly across Rustington and East Preston. Census data for parts of BN16 confirms that bungalows make up a significant share of domestic properties, with residential buildings typically constructed between 1930 and 1966. Bungalows present particular survey challenges: flat or shallow-pitched roofs are common, accessible roof spaces are smaller, and single-storey construction means lateral ground movement or subsidence cracks can be more visible. We assess these features from every accessible vantage point, including binoculars from ground level for higher sections.

Cavity wall construction became standard during the 1930s to 1950s period that dominates BN16, which means wall tie failure is a relevant risk for many homes in the district. Steel ties installed during this period can corrode over decades, particularly in coastal environments where chloride ingress accelerates the process. Expanding tie corrosion causes horizontal cracking at mortar courses, which our surveyors identify and assess for severity. Where wall tie failure is suspected, our report will recommend a specialist investigation so you have a firm repair estimate before exchange.

• Salt air accelerates render cracking, rust staining and timber frame decay in coastal BN16 properties
• 1930s-1960s bungalows have specific structural and roofing risks not seen in newer homes
• Cavity wall ties from the mid-20th century can corrode faster in coastal conditions
• Flat roof sections on bungalows require careful inspection for ponding and membrane failure
• Listed buildings in East Preston, Kingston and Rustington require sensitive assessment by experienced surveyors

BN16 contains a substantial collection of listed buildings across its four main settlements. East Preston holds several significant designations, including The Parish Church of St Mary, which is Grade I listed - the highest level of protection for England's most exceptional historic structures. East Preston also contains a cluster of Grade II listed dwellings along Sea Road and within the village, among them Forge Cottage, Preston Hall, and Manor Road Garage. Buying near or within a conservation area or adjacent to a listed building can affect what alterations you can make and may influence your insurance premium.

In Rustington, Knightscroft holds Grade II* listed status - placing it in the second highest category, applicable to particularly important buildings that fall just below Grade I. Rustington also contains numerous Grade II listed properties throughout The Street and surrounding lanes, including Hobbs Farmhouse, Elm Farm, Herne Farm House and Pigeonhouse Farm. Kingston-by-Sea adds further listed buildings including Kingston Manor and East Kingston Farmhouse. Our surveyors have experience assessing historic fabric and understand the constraints that listing and conservation area status place on repairs and alterations.

If you are buying a pre-1919 property in Rustington village, East Preston or Kingston-by-Sea, you should expect the RICS Level 2 to note specific materials of historic interest such as lime mortar pointing, original clay peg tiles, or flint panel work. Where our report identifies a defect in a listed building, it will distinguish between repairs that can be carried out under standard permitted development and those requiring listed building consent. This distinction matters for your solicitor and your budget planning.

Our RICS-qualified surveyors follow a systematic inspection methodology on every BN16 property. We arrive with a moisture meter, binoculars, a damp probe, a torch, and access to the vendor's property with keys arranged through your estate agent. The inspection typically takes between two and four hours depending on property size, with larger detached homes or those with significant outbuildings taking longer.

We inspect every room internally, taking moisture meter readings at regular intervals across all external-facing walls. In properties with suspended timber floors, we probe floor timbers with a sharp implement where access hatches permit and check subfloor ventilation through any airbrick grilles. Externally, we assess the roof from ground level using binoculars, checking ridge tiles, valley flashings, chimney stacks, and guttering. Where a ladder is safe to use for flat roof inspection, we will access those areas directly.

Following inspection, we prepare your Level 2 report using the RICS standard condition rating system. Condition Rating 3 items require immediate attention, Condition Rating 2 items require monitoring or repair in due course, and Condition Rating 1 items are in satisfactory condition. Our reports for BN16 properties always include a commentary on coastal exposure risk and its implications for maintenance, giving you a clear maintenance forecast alongside the formal survey findings.