RICS Level 2 Survey Easebourne

A RICS Level 2 Survey provides a comprehensive inspection of the property's condition, focusing on issues that might affect the value or safety of your potential new home. Our surveyors examine all accessible areas of the property, including the roof space, walls, floors, windows, doors, and fixed installations like bathrooms and kitchens. We then provide a detailed report that highlights any defects, explains their significance, and offers advice on necessary repairs or further investigations.

In Easebourne, where properties range from medieval buildings like Easebourne Priory to contemporary new-builds at The Easebourne Collection, our inspectors bring specific knowledge of local construction materials and building methods. The village features numerous properties constructed with traditional stone and clay brickwork, alongside newer homes built to modern standards. This mix means our surveyors know exactly what to look for, whether it's the condition of slate roofs on Victorian terraced houses or potential issues with recently converted listed buildings at Mews Cottages.

The Level 2 survey includes a market valuation and insurance reinstatement figure, which proves particularly valuable in Easebourne's rising market where properties have seen significant price appreciation. We identify and categorize defects using a traffic light system, making it easy to understand which issues require urgent attention and which are minor cosmetic matters. This helps you negotiate with sellers or budget appropriately for any necessary remedial work.

Our survey reports also include advice on any specialist investigations that may be needed. If we identify potential issues with the property's foundations, electrical systems, or drainage, we will recommend appropriate specialists who can carry out more detailed assessments. This ensures you have complete information before completing your purchase.

• Detailed inspection of all accessible building elements
• Identification of defects and their severity
• Market valuation and reinstatement costs
• Advice on repairs and maintenance
• Traffic light rating system for easy understanding
• Professional guidance on specialist investigations

Easebourne's housing stock reflects its rich history and location within the South Downs National Park. The village contains buildings spanning several centuries, from the 13th-century Easebourne Priory to modern homes at Royal Green and Farriers Court. Understanding these different construction methods is essential for identifying potential issues, and our surveyors have extensive experience with each type found in the area.

Traditional properties in Easebourne are typically constructed with solid walls using local stone, flint from the South Downs, and clay bricks made from materials dug from the Weald. These solid wall constructions lack modern cavity insulation and rely on the breathability of traditional materials to manage moisture. Our inspectors understand how these buildings should perform and can identify when improper modern repairs have caused problems. Victorian and Edwardian homes, such as those along Easebourne Street and the Edwardian property dating from 1909 that occasionally appears on the market, were built with shallower foundations than modern standards require, making them potentially vulnerable to ground movement.

The newer developments at Royal Green and Mews Cottages represent modern construction techniques, including the conversion of the Grade II listed former school building into contemporary mews cottages. These properties benefit from modern building regulations but may still have snagging issues that our Level 2 survey will identify. At Farriers Court, the collection of 18 homes includes two-bedroom properties with separate studies, built to current standards but still requiring thorough inspection to ensure quality workmanship.

Roof construction varies significantly across the village. Older properties typically feature pitched roofs with slate or clay tile coverings, while some historic buildings may have thatched roofs requiring specialist inspection. Our surveyors check the condition of roof timbers, felt underlay, flashing details, and chimney stacks, noting any signs of deterioration or previous repairs that might indicate underlying issues.

• Traditional solid wall construction using stone, flint, and clay bricks
• Victorian and Edwardian properties with shallow foundations
• Modern new-build homes at Royal Green and Farriers Court
• Converted listed buildings at Mews Cottages
• Pitched roofs with slate and clay tile coverings
• Mix of traditional and modern roofing methods

Our experience surveying properties throughout Easebourne has revealed several recurring issues that buyers should be aware of. Given the mix of historic and modern properties in the village, our inspectors are particularly skilled at identifying both traditional building defects and problems that can occur in newer construction. Understanding these common issues helps you budget for necessary repairs or negotiate appropriately with sellers.

Dampness is one of the most frequently identified problems in Easebourne properties, particularly in older buildings constructed before modern damp-proof courses were standard. Rising damp occurs when groundwater travels up through porous masonry, often visible as tide marks on ground-floor walls. Penetrating damp results from water ingress through defective roofs, damaged gutters, or porous brickwork, and is commonly found in properties with aging roof coverings or compromised pointing. Our surveyors also check for condensation issues, which can develop in properties where modern windows and insulation have reduced natural ventilation without adequate mechanical extraction.

The clay-rich soils underlying much of Easebourne create potential subsidence risks, especially for properties with shallow foundations. During periods of hot, dry weather, clay soils shrink as moisture evaporates, potentially causing foundations to settle unevenly. Conversely, when soils become saturated during extended wet periods, they expand and can cause heave. Our inspectors look for signs of structural movement, including cracking patterns in walls, doors and windows that no longer close properly, and gaps between walls and ceilings. Properties in areas with trees or large shrubs close to buildings are particularly susceptible, as vegetation draws moisture from the soil and can accelerate shrink-swell cycles.

Roof defects are commonly identified in both older and newer properties. On historic buildings, slate tiles may be degraded, broken, or missing, while mortar pointing to ridge tiles may have deteriorated. On newer properties, we check for issues with flat roof areas, improper installation of roof windows, and defects in valley gutters where different roof slopes meet. Our surveyors also inspect chimney stacks, which are frequently found to have damaged flashings, deteriorating mortar joints, or even structural tilting on older properties.

Electrical and plumbing systems in older Easebourne homes often fall well below current safety standards. Original wiring from the Victorian and Edwardian periods, or even from mid-20th century installations, may still be in use in some properties, presenting fire risks. Similarly, lead or galvanised steel pipes may still supply water, potentially affecting water quality. Our surveyors visually inspect consumer units, wiring conditions where accessible, and plumbing installations, recommending specialist electrical and plumbing inspections where deficiencies are noted.

• Rising damp and penetrating damp in older properties
• Subsidence risk from clay shrink-swell soils
• Roof defects and deteriorating slate or tile coverings
• Outdated electrical installations and consumer units
• Plumbing issues with older pipework
• Structural movement and cracking in foundations

Easebourne presents specific challenges for property buyers that our surveyors are trained to identify. The village sits on clay-rich soils in the South East, making properties susceptible to shrink-swell subsidence. When clay soils dry out during hot weather or become saturated during periods of heavy rain, they expand and contract, potentially causing foundation movement. Our inspectors look for signs of structural stress, cracking, and movement that could indicate subsidence issues, particularly in older properties with shallow foundations.

Despite being in Flood Zone 1, Easebourne has experienced multiple flooding incidents over the past 15-20 years. The River Ez has limited capacity and frequently becomes overwhelmed, especially at the junction with the A272 (Easebourne Lane). Our surveyors check for signs of previous flood damage, water staining, and drainage issues that might indicate the property is vulnerable to surface water flooding. We also examine gutters, downpipes, and the general drainage situation around the property.

The conservation area status of Easebourne means many properties are constructed from traditional materials including stone, clay bricks, and slate. These materials require specific maintenance approaches, and our surveyors understand the implications for properties listed or within the conservation area. We check for deterioration in traditional building fabrics, including stonework erosion, brickwork weathering, and slate roof condition. For properties at Royal Green, Farriers Court, or Mews Cottages, we also assess the quality of newer construction and any conversion work on listed buildings.

The local drainage infrastructure also requires careful assessment. Properties on Dodsley Lane have experienced highway drainage overwhelmed during heavy rainfall, with water flowing toward North Mill Bridge and the River Rother. Our surveyors examine how water drains from each property and identify any signs of current or previous drainage problems that might affect the building's long-term stability and habitability.