RICS Level 2 Survey Colgate

Our Level 2 survey provides a thorough visual inspection of all major built elements within the property. We examine the condition of walls, floors, ceilings, roofs, and foundations, looking for signs of structural movement, damp penetration, or material deterioration. Our surveyors also assess the condition of windows, doors, staircases, and built-in joinery, providing you with a complete picture of the property's current state.

In Colgate, where many properties feature local sandstone construction or historic brickwork from the former Holmbush Pottery Works, our surveyors pay particular attention to the condition of traditional building materials. The local geology means we also carefully inspect for signs of subsidence or ground movement, given the higher-than-average clay shrinkage risk in the Horsham district. Properties with shallow foundations on Weald Clay are particularly vulnerable during extended dry periods, and our inspectors know exactly what to look for.

We examine all visible and accessible areas including the roof space (where safe access is possible), under-floor voids, and the condition of all plumbing and electrical installations visible during the inspection. Our detailed report includes photographs of any defects found, a clear condition rating system, and practical recommendations for any remedial works identified. For properties in Colgate, this specifically includes checking the condition of Horsham Stone-slate roofs, flint wall junctions, and any signs of movement in traditional sandstone masonry.

• Roof structure and covering
• Walls, windows, and doors
• Foundations and substructure
• Damp and timber condition
• Plumbing and electrical
• Boundary walls and outbuildings

The Kilnwood Vale development, spanning the western edge of Crawley into Colgate parish, represents significant new housing stock in the area. Planned for around 2,500 homes, this development has transformed the landscape between Colgate and Faygate, creating a substantial new community with its own facilities and infrastructure. While newer properties may appear to require less scrutiny, our Level 2 survey remains valuable for identifying any construction defects or snagging issues common in newly built homes.

The development utilises modern construction methods including timber frames with brick or clad external walls. Our surveyors check the quality of workmanship, ensure all external doors and windows meet current building regulations, and verify that drainage and ventilation systems have been properly installed. Even new builds can harbour hidden defects that only a trained eye will spot. We have surveyed numerous properties at Kilnwood Vale and are familiar with the common issues that arise in this type of construction.

Woodgate by Elivia Homes offers four luxury detached five-bedroom properties in Colgate itself, overlooking St Leonard's Forest. These high-specification homes require thorough inspection of all technical installations, including renewable energy systems, heat pumps, and sophisticated ventilation systems that form part of modern luxury builds. Our surveyors have the expertise to assess these modern systems and identify any installation defects or maintenance issues that might not be immediately apparent to a buyer.

For new build properties, our Level 2 survey serves as a valuable snagging inspection, highlighting any issues that need addressing before you complete the purchase. This is particularly valuable given the current pace of construction across the Kilnwood Vale site and the potential for workmanship issues to emerge as properties settle. Having our report before completion gives you leverage to request corrections from the developer.

• Construction quality verification
• Building regulation compliance
• Snagging for new builds
• Technical installations check
• Drainage and waterproofing

Your RICS Level 2 survey report follows a standardised format that makes it easy to understand the condition of your potential new home. Each section of the property receives a condition rating: Red (requires urgent attention), Amber (requires attention but not urgent), and Green (satisfactory condition). This clear system helps you prioritise any remedial work required. The report provides between 10 and 20 condition ratings depending on the size and complexity of the property.

The report includes a clear summary of the surveyor's overall opinion of the property, highlighting any serious issues that would affect the value or safety of the home. We explain any technical terms in plain English, ensuring you fully understand the findings before making your final decision on the purchase. If there are any areas where we were unable to gain access, this will be clearly stated along with the implications.

For properties in Colgate, our reports specifically address local issues such as the condition of flint and sandstone walls, the state of traditional roof coverings including Horsham Stone-slate, and any signs of movement related to the clay soil conditions. We provide practical, actionable advice that you can use either for renegotiation or for planning future maintenance. Our knowledge of local construction methods means we can identify issues that a less experienced surveyor might miss.

The Market Valuation and Insurance Rebuild figure included in your report gives you essential information about the property's current worth and the cost to rebuild it in the event of total loss. This is particularly important in Colgate where property values are high and traditional construction methods can make rebuild costs substantial. Our chartered surveyors draw on extensive local knowledge to provide accurate valuations.

Understanding the construction methods used in Colgate properties is essential for identifying potential issues during a survey. The village and surrounding area feature a rich variety of building styles, from historic cottages built with locally sourced materials to modern developments using contemporary techniques. Our surveyors bring detailed knowledge of these construction methods, ensuring nothing important is overlooked during the inspection.

The three main sandstone types from St Leonard's Forest area - Shelley Plain, Colgate, and Roffey Park Sandstone - have been used extensively in local buildings over the centuries. These materials are generally durable but can suffer from weathering, erosion, and moss growth, particularly on north-facing elevations. Our inspectors examine pointing condition carefully, as failing mortar can allow water ingress and accelerate stone decay. The historic brickwork from Holmbush Pottery Works, which operated until 1959, also requires specific attention, as the firing methods used at that time can result in bricks that are more porous than modern equivalents.

Horsham Stone-slate roofing is another distinctive feature of properties in this area. This coarse sandstone was an important indigenous roofing material and remains common on older buildings. While durable, these roofs can develop slipped tiles, deteriorated ridges, and issues with abutments where they meet walls or dormers. Our surveyors physically access the roof where safe to do so, or use binoculars for closer examination from ground level, to assess the overall condition and identify any areas requiring attention.

The local geology presents specific challenges that our surveyors understand well. The Weald Clay underlying much of the Horsham district is highly susceptible to moisture changes, expanding when wet and shrinking during dry periods. This shrink-swell behaviour can cause ground movement, particularly for properties with shallow foundations. During periods of drought, such as the hot summers increasingly common in southern England, we pay extra attention to signs of subsidence, cracking, or differential movement that might indicate foundation problems.

Our experience surveying properties across Colgate has revealed several recurring defect patterns that buyers should be aware of. Traditional sandstone and flint walls, while handsome, can suffer from penetrating damp if the external pointing has deteriorated or if cement-based renders have been applied incorrectly. We frequently find issues with damp-proof courses being bridged by external ground levels or garden debris stacked against walls.

Roof defects are another common finding, particularly on period properties with Horsham Stone-slate coverings. The natural aging process of these stones means they become increasingly porous over time, leading to slipped tiles and water ingress. Valley gutters, where two roof slopes meet, are particularly vulnerable to debris accumulation and subsequent leakage. Our surveyors examine these areas carefully, as repairs can be costly given the specialist nature of the materials.

Given the local subsidence risk, we also commonly identify signs of movement in properties of all ages. This might manifest as cracking in walls (particularly around door and window openings), doors and windows that no longer close properly, or visible signs of ground movement in the external grounds. While some movement is normal as properties settle, our surveyors can distinguish between acceptable settlement and more serious structural issues that might require underpinning or other remedial works.

On modern developments like Kilnwood Vale, we often find different but equally important issues. These can include inadequate ventilation in roof spaces (leading to condensation and timber decay), poorly installed windows and doors, and drainage issues related to the compaction of newly filled ground. While these properties are newer, the rapid pace of construction means defects can and do occur. Our detailed inspection provides that your new home is free from significant defects.