RICS Level 2 Home Survey in Lancing (BN95)

Our RICS Level 2 Survey provides a thorough inspection of all accessible areas of the property. The surveyor examines the condition of the walls, roof, foundations, floors, doors, and windows, along with any visible defects or areas of concern. For properties in Lancing, this is particularly important given the diverse age range of housing stock in the area, from Victorian and Edwardian homes built before 1919 through to modern developments like New Monks Park and The Grange. Our surveyors methodically check each element, documenting their findings with photographs and detailed descriptions that anyone can understand.

The survey uses a traffic light rating system to clearly indicate the severity of any issues found. Red ratings indicate serious defects requiring urgent attention, amber ratings highlight issues that should be attended to reasonably soon, and green ratings signify no issues detected. Each defect is described in plain English with photographs and guidance on what action to take. This system makes it easy for you to prioritize repairs and understand which issues need immediate attention versus those that can wait. The report also clearly separates major concerns from minor cosmetic defects, helping you plan any renovation work.

Given Lancing's coastal location, our surveyors pay particular attention to issues that commonly affect properties near the sea. This includes checking for signs of damp (which can be more prevalent due to salt air and moisture), examining timber elements for rot or woodworm, and assessing the condition of external metalwork that may be susceptible to accelerated corrosion from salt-laden air. The report also includes a market valuation and an insurance reinstatement figure, giving you a complete picture of the property's worth and the cost to rebuild it for insurance purposes. We understand that coastal properties face unique challenges that inland surveyors might miss.

Beyond the core elements, our Level 2 Survey also covers boundaries and outbuildings, examining fences, gates, sheds, and garages that form part of the property. We check the condition of driveways and pathways, assess any retaining walls, and note any obvious issues with drainage or water runoff. The report also touches on energy efficiency matters, highlighting areas where improvements could be made to reduce your future energy costs. This comprehensive approach ensures you have all the information you need about every aspect of your potential purchase.

• Structural defects and movement
• Roof condition and insulation
• Damp and moisture penetration
• Electrical and plumbing systems
• Windows, doors, and joinery
• External walls and finishes
• Boundaries and outbuildings
• Energy efficiency matters

Properties in Lancing face several area-specific challenges that our surveyors are trained to identify. The coastal location means damp is a common issue, particularly rising damp in ground floor properties and penetrating damp in walls exposed to prevailing winds from the Channel. Many Victorian and Edwardian properties in the older parts of Lancing were built with solid walls and traditional lime-based mortars, which can be damaged by modern cement-based repairs that trap moisture and cause problems down the line. Our surveyors know exactly what to look for and can identify whether damp issues are cosmetic or indicate more serious structural problems.

Roof conditions are another frequent finding in our Lancing surveys. Properties built before the 1980s often have original roof structures that, while generally sound, may have deteriorated tiles, damaged lead flashing, or aged felt that has passed its useful life. The mix of clay tiles and slate common in the area can become brittle over time, especially when exposed to salty coastal air, and our surveyors carefully check for slipped or broken tiles that could lead to leaks. We also examine chimney stacks, which are common on older Lancing homes and can suffer from weathered pointing or damaged flashing.

Given the underlying geology of the area, which includes clay deposits in places (particularly the Brickearth deposits that overlay the chalk bedrock), our surveyors also keep an eye out for signs of subsidence or ground movement. While not as common as in some other areas, properties with shallow foundations or those near mature trees can experience differential settlement that manifests as cracking or movement. The chalk bedrock that underlies much of Lancing generally provides good ground conditions, but areas with significant clay content in the superficial deposits can pose a moderate to high shrink-swell risk during periods of drought or excessive rainfall.

We also check for outdated electrical installations, which are commonly found in properties built before the 1980s that may still have original wiring. These older systems can pose a fire risk and may not meet current safety regulations, making them an important consideration for any buyer. Similarly, plumbing systems in older properties may feature galvanised pipes that have corroded internally, leading to low water pressure and potential leaks. Our survey highlights these issues so you can factor them into your renovation plans or negotiate with the seller.

Lancing offers a remarkably diverse range of property types, reflecting its growth from a Victorian seaside town through to the present day. The Victorian and Edwardian period saw significant development, particularly around the old village centre and along the seafront, where you'll find terraced houses and semidetached properties built with traditional red brick and slate or clay tile roofs. Many of these properties feature period details like bay windows, decorative plasterwork, and original fireplaces that add character but may also conceal hidden defects.

The inter-war and post-war periods brought new housing estates to Lancing, with properties built using cavity wall construction techniques that were revolutionary for their time. These homes, typically constructed between 1919 and 1980, make up a substantial portion of the local housing stock and include semi-detached houses, bungalows, and small detached homes. While generally sound, these properties often have issues related to their age, including deteriorating render, dated thermal insulation, and original windows and doors that may need replacement.

Modern developments like New Monks Park (built by Persimmon Homes and Taylor Wimpey) and The Grange (by Barratt Homes) offer newer properties with modern construction methods and energy-efficient features. However, even new builds can benefit from our survey. Our inspectors have identified numerous issues in newer properties, from snagging problems and cosmetic defects to more serious matters like inadequate ventilation or improper installations that could cause issues later. For properties still covered by NHBC or similar warranties, having a survey report provides valuable documentation for any warranty claims.

The proximity to Shoreham-by-Sea and easy access to Brighton makes Lancing a popular commuter town, which influences the type of properties available and their prices. Flats near the railway station are particularly sought after by commuters, while families often gravitate toward the quieter residential streets with good access to local schools. Understanding these local market dynamics helps our surveyors tailor their inspection focus to the specific property type and its likely condition based on its age, construction, and location within Lancing.

Living in Lancing brings the benefits of coastal living, but it also brings specific challenges that our surveyors understand deeply. The salt-laden air that blows in from the Channel accelerates the corrosion of metal components on buildings, affecting everything from window frames and door hardware to gutters, downpipes, and structural fixings. Properties particularly close to the seafront may show visible signs of salt corrosion that our surveyors will document and assess for severity.

Flood risk is another important consideration for properties in Lancing. The town sits on the Sussex coastal plain near the River Adur estuary, meaning certain areas are at risk from coastal flooding during storm surges and high tides, while others may be affected by fluvial flooding from the river. Surface water flooding can also occur during heavy rainfall events, particularly in areas with older drainage systems. Our surveyors check the property's position relative to flood risk areas and will flag any concerns in the report, including advice on whether you should seek specialist flood risk assessment.

The local geology also plays a role in property condition. Lancing sits on superficial deposits of Brickearth, Head, and Alluvium over bedrock of the Seaford Chalk Formation and Newhaven Chalk Formation. While the chalk bedrock generally provides good stability, areas with significant clay content in the superficial deposits can experience shrink-swell movement during wet and dry periods. This is particularly relevant for properties with shallow foundations or those near mature trees whose roots can extract moisture from the soil, causing it to shrink and heave as seasons change.

Many older properties in Lancing were built using local materials that reflect the area's geology and history. Flint, a locally sourced stone, was historically used in some older buildings, particularly for boundary walls and cottage construction. Red brick and various shades of yellow or buff brick are prevalent in Victorian and Edwardian properties, while mid-century homes often feature rendered exteriors. Understanding these local building traditions helps our surveyors identify appropriate repair methods and materials, ensuring any recommendations we make are suitable for the property's construction.

Lancing has seen significant new development in recent years, with major projects including New Monks Park (developed by Persimmon Homes and Taylor Wimpey) offering homes from around £329,995, and The Grange by Barratt Homes with properties starting from £349,995. While these new build properties come with the protection of NHBC or similar warranties, a RICS Level 2 Survey is still a valuable investment that provides and ensures you're getting what you paid for.

Even in recently constructed homes, our survey can identify building defects, snagging issues, or shortcuts taken during construction that may not be immediately obvious to the untrained eye. Our trained surveyors spot things that may be missed by homeowners who aren't familiar with construction standards, from minor cosmetic defects to more serious issues like inadequate ventilation or improper damp proofing. For new builds, the survey serves as a comprehensive baseline document that can be used to ensure any defects are remedied under the builder's warranty period.

Many buyers assume that new builds are problem-free, but our experience shows that's not always the case. We've surveyed numerous new build properties where we've found issues ranging from cracked tiles and damaged plaster to more serious problems with insulation installation or structural elements. Having a professional survey gives you leverage with the developer to get these issues resolved before you move in, rather than discovering them months later when the warranty's terms may have changed. The relatively small cost of a survey is negligible compared to the potential cost of fixing hidden defects.

Additionally, the RICS Level 2 Survey includes a market valuation, which is particularly useful for new build properties where the purchase price may be close to the maximum the developer is asking. If our valuation comes in below the asking price, you may be able to renegotiate or at least understand the true market position of the property. For investors or those using Help to Buy schemes, this valuation provides essential confirmation of the property's worth for mortgage and lending purposes.