RICS Level 2 Survey in BN2 1 Brighton

Our RICS Level 2 Homebuyer Survey provides a comprehensive inspection of the property's accessible areas, including the roof, walls, floors, windows, doors, and permanent outbuildings. We examine both the interior and exterior of the building, assessing the condition of key structural elements and identifying any defects that could affect the property's value or safety. The survey includes a market valuation and insurance rebuild cost estimate, giving you a complete picture of the property's worth. Our surveyor will check the condition of the gutters, downpipes, and drainage systems, as well as inspect the loft space where accessible to assess the roof structure, insulation depth, and any signs of past or present leaks.

In BN2 1, our surveyors pay particular attention to the common issues affecting Kemp Town's Regency and Victorian properties. These include damp penetration in solid brick walls, condition of historic windows, roof deterioration on period buildings, and the integrity of load-bearing walls in converted properties. We also check for any signs of subsidence, which can affect properties built on the clay deposits found in parts of Brighton, and assess the condition of older electrical and plumbing systems that are prevalent in the area. Many properties in this area were constructed with solid brick walls that lack modern damp-proof courses, making them more susceptible to rising damp, particularly at ground floor level where the external ground levels have often been raised over time.

The survey report includes a clear RICS condition ratings system: Condition Rating 1 (No repairs required), Condition Rating 2 (Repairs needed but not urgent), and Condition Rating 3 (Urgent repairs or serious defects). This straightforward system helps you understand exactly what work may be needed and prioritises issues by severity. We also provide specific advice on legal and regulatory matters that may affect the property, including any relevant planning permissions or building regulations. If we identify any potential issues with the property's legal title or any outstanding building control approvals for recent alterations, we will flag these in our report so you can seek appropriate legal advice before proceeding with your purchase.

The Level 2 survey also includes a market valuation which is based on our analysis of recent comparable sales in the BN2 1 area, taking into account the specific characteristics of the property being surveyed. We provide an insurance rebuild cost which is essential for ensuring you have adequate buildings insurance cover. This is particularly important for period properties in Kemp Town where the rebuild cost may be higher than the market value due to the cost of repairing or replacing historic features using appropriate materials and methods.

• Visual inspection of all accessible areas
• Assessment of damp, rot, and timber defects
• Roof, chimney, and gutter inspection
• Wall and foundation check
• Electrical and plumbing visible conditions
• Market valuation and rebuild cost
• Condition ratings and prioritised recommendations

The predominantly Regency and Victorian housing stock in BN2 1 presents specific challenges that our surveyors regularly identify. Damp is one of the most common issues, with rising damp affecting ground floor properties and penetrating damp occurring in buildings where pointing or rendering has deteriorated. The coastal location of Brighton means properties are exposed to salt-laden air, which can accelerate weathering of external brickwork and timber windows. We frequently find that render on stucco-faced properties has become brittle and cracked, allowing moisture to penetrate and cause damage to the underlying structure. In properties where original lime-based mortars have been pointed with modern cement mortar, moisture can become trapped within the wall, leading to dampness and salt efflorescence on internal walls.

Roof conditions are a frequent finding in our BN2 1 surveys. Many period properties have original slate or tile roofs that, while still functional, may have damaged or slipped tiles, deteriorated leadwork around chimneys, and aging felt underlay. Our surveyors thoroughly inspect roofs from inside the property where accessible and note any repairs that may be needed. The flashings around chimneys on period properties are particularly vulnerable to deterioration, and we often identify issues with lead soakers and mortar pointing that can allow water ingress. Properties with flat or mansard roofs, which are sometimes found on Victorian conversions, require particular attention as they have a limited lifespan and may be showing signs of deterioration.

Electrical and plumbing systems in older Kemp Town properties often require attention. Many homes still have original or early 20th-century wiring that does not meet current regulations, and the pipework may be in need of replacement. Our survey includes a visual inspection of these services and highlights any obvious deficiencies that would require further investigation by qualified electricians or plumbers. We also check for adequate insulation, which is commonly lacking in period properties and can lead to higher heating costs. In converted properties, we pay particular attention to the condition of shared plumbing and drainage systems, as issues with these can affect the whole building and result in unexpected service charge demands.

Structural movement and cracking are common in older properties, and our surveyors are experienced in distinguishing between minor settlement cracks and more serious structural issues. While Brighton's chalk bedrock is generally stable, properties built on clay deposits or those affected by tree root activity may show signs of subsidence or heave. We examine walls, ceilings, and floors for signs of movement, including diagonal cracking, doors and windows that stick, and uneven floors. Where we identify potential concerns, we will recommend further investigation by a structural engineer before you commit to the purchase.