RICS Level 2 Survey in BN26

The geology of BN26 is not uniform, and this matters when buying a property here. The northern and western parts of the postcode sit on chalk bedrock - a relatively stable geology that poses a low shrink-swell risk. However, the southern and eastern parts of BN26 are underlain by Gault Clay and Wealden Clay. These clay soils are classified as high-plasticity clays with significant shrink-swell potential.

During dry summers, these clays can shrink substantially, and during wet winters they expand again. Properties with shallow foundations - common in older BN26 homes built before modern foundation standards - are at greatest risk. Diagonal cracking in brick or blockwork, sticking doors and windows, and stepped cracking at corners are all signs our surveyors look for when assessing clay-related movement.

Large trees close to clay-soil properties amplify this risk. Mature oaks, willows, and poplars draw significant moisture from the ground and can cause localised drying of clay beneath foundations. Our surveyors note the proximity of trees relative to their mature height and flag this explicitly in the report where relevant. For properties showing signs of movement on Gault or Wealden Clay, we recommend a specialist structural or geotechnical investigation before exchange.

The British Geological Survey mapping confirms these two distinct geology zones within BN26, and our surveyors cross-reference this data when preparing reports. Knowing whether a property sits on chalk or clay fundamentally changes how we assess any cracking or settlement we observe.

Our chartered surveyors carry out a methodical inspection of the property from the boundary fence to the ridge tiles. We follow the RICS Home Survey Standard, covering all main elements across the exterior, interior, services, and grounds. In BN26, our inspectors pay particular attention to the specific risks that affect this area's housing stock.

For the roof, our surveyors assess the condition of tiles or slates using binoculars from ground level, looking for slipped, cracked, or missing units, deteriorated ridge mortar, and the condition of lead flashings at junctions with chimney stacks and dormer walls. Where roof space access is available, we inspect internally for signs of moisture, damaged rafters, or inadequate ventilation.

Damp is one of the most common findings in BN26 properties. Our surveyors take moisture meter readings at regular intervals across all accessible external walls at ground floor level, noting any elevated readings that could indicate rising damp. We check for ground levels above the damp-proof course externally, blocked air bricks, and signs of bridging by external render or paving.

• External walls: brick condition, pointing type and quality, render adhesion and cracking
• Chimney stacks: pointing, flaunching, pot condition and signs of flashings lifting
• Windows and doors: frame condition, draught seals, double-glazing unit misting
• Internal walls and ceilings: cracking patterns, staining, and evidence of movement
• Floors: slope, springiness, and condition of visible timbers where accessible
• Loft space: insulation depth, ventilation, and rafter or purlin condition
• Services: age of consumer unit, boiler and hot water cylinder condition

Polegate has a designated Conservation Area covering parts of its historic town centre, and there are listed buildings scattered across the BN26 postcode in villages and rural settings. Older farmhouses, churches, and historic cottages in Wannock and surrounding hamlets include properties on the statutory list, subject to Listed Building Consent requirements for alterations.

A RICS Level 2 Survey is not the appropriate choice for a listed building. Listed structures require a RICS Level 3 Building Survey, and in many cases, specialist input from a conservation architect or a surveyor with specific experience in historic construction. Our Level 3 report provides the depth of analysis needed to understand the construction, identify defects, and advise on repair methods that are sympathetic to historic materials.

Properties within Conservation Areas that are not listed may still benefit from a Level 3 survey if they are older than 1900 or show signs of past alterations using non-traditional materials. Our surveyors will flag Conservation Area status in the report and advise on permitted development restrictions that may affect any works you plan to carry out after purchase.