RICS Level 2 Survey in Bognor Regis

A RICS Level 2 survey is a visual inspection of the parts of the home we can access safely. That includes the roof space where it can be reached, external walls, ceilings, floors, windows, doors, visible pipework and the parts of the services that can be seen without lifting carpets or opening up the building. Our surveyors also rate the condition of key elements on the RICS traffic-light scale, so you can see quickly what is fine, what needs attention soon, and what needs work now.

The Homebuyer Report suits conventional homes in reasonable condition, usually built within the last 100 years. That fits many of the newer houses in Bersted and some of the post-war stock around Felpham, but it is less suitable for a listed terrace in Steyne and Waterloo Square or a heavily altered house near Upper Bognor Road. Those homes often need a Level 3 survey, because the construction is older, less standard or more likely to hide defects behind later finishes.

What the report does not do is just as important. We do not lift floorboards, move furniture, test electrics, test the boiler, pressure test drains or carry out destructive opening-up works. If a ceiling stain suggests a leak above a room in a Victorian property off Aldwick Road, the report will flag the issue and explain the likely next step, but it will not expose hidden pipework or trace every route water has taken.

• Visual inspection of accessible roof areas
• Condition ratings for major parts of the home
• Advice on defects that may need urgent action
• Clear guidance on whether you may need extra investigations

Flood exposure sits high on the list in this part of West Sussex. Coastal areas of Bognor Regis, including Felpham, South Bersted, North Bersted and Shripney, are designated Flood Warning Areas, and the town’s raised shingle beach and promenade are part of the coastal defence story. On a survey, that means we look closely at damp-proof courses, air bricks, lower walls and the condition of external finishes where storm water or sea spray may have left a mark over time.

Conservation controls matter too. Bognor Regis has four conservation areas, Aldwick Road, Bognor Regis Railway Station, Steyne and Waterloo Square, and Upper Bognor Road. The Steyne and Waterloo Square Conservation Area contains 19 Grade II listed buildings, while Dome House, now part of Chichester University Bognor Regis Campus, is the town’s only Grade I listed building. If you are buying one of these properties, or a home close to them, a Level 3 survey is usually the safer choice because older fabric and hidden alterations can change the inspection picture.

The geology can shape the defects we watch for. London Clay has shrink-swell potential, and the historic core also sits on sands, silts and clays of brickearth. That is why stepped cracks, bowed walls, uneven floors and recurring movement at extension joints can matter more here than they would on a newer estate elsewhere. Surface water has also caused trouble around Shripney Road, where the Tesco superstore car park has flooded more than once, so drainage and external ground levels deserve a close look during the inspection.

Older housing stock is part of the town’s appeal, but it also changes the survey approach. Victorian seaside homes and Regency-styled terraces in the centre can hide outdated wiring, aged roof coverings and poor ventilation behind later decoration. By contrast, grand 1920s and 1930s homes in Aldwick and Aldwick Bay may show issues with flat roof sections, cracked render or timber wear around bay windows. A good survey should match the house in front of us, not a generic checklist.