RICS Level 2 Survey East Wittering

East Wittering's coastal position creates specific challenges for property owners that our surveyors regularly identify during inspections. Properties here face exposure to salt-laden air, which can accelerate the deterioration of external render, timber joinery, and metal fixtures. Our inspectors frequently find signs of damp penetration in properties that appear sound externally but have hidden moisture issues exacerbated by the coastal microclimate. The combination of sea breezes and occasional storm surges means that drainage systems and boundary walls require particular attention. Areas like Marine Drive, Marine Close, and Tamarisk Walk are particularly exposed to these coastal conditions, and properties in these locations often show accelerated wear on external timbers and metalwork.

The local housing stock reflects several decades of development, with many bungalows and chalet-style properties constructed from the 1960s onwards. These mid-century homes typically feature conventional cavity wall construction with brick and render finishes. We commonly encounter 1960s-built terraced houses around the village centre, particularly on streets near the local shops and along the main approach roads. While generally sound, properties from this era commonly have original roofing that may be approaching or past its expected lifespan. Our surveyors check roof conditions, assess the integrity of parapet walls common on bungalow properties, and examine flashings around chimneys that are frequent failure points in older properties.

Flood risk is a genuine consideration for properties in East Wittering, particularly those close to the seafront or in low-lying areas near the Medmerry Nature Reserve. The Environment Agency maintains flood warning coverage for this section of the West Sussex coast, with warnings issued for areas between Cakeham Road, Stocks Road, and the sea. Properties in East Bracklesham Drive and Marineside have experienced spray overtopping during high tides, and the Pagham to East Head Coastal Defence Strategy identifies that properties very close to the beach could be at risk from erosion if shingle is lost. Our surveys include assessment of flood resilience measures and identification of properties that may be vulnerable to coastal flooding or surface water accumulation.

The local geology also plays a role in property condition. The coastline is characterised by sand and shingle, with superficial deposits of sand and gravel over chalk bedrock in the wider Chichester area. While clay deposits in some areas of West Sussex can cause shrink-swell movement, our surveyors assess all properties for signs of subsidence or structural movement regardless of the underlying geology. We provide practical recommendations for flood mitigation and structural monitoring where appropriate.

• Coastal exposure and salt ingress
• Roof condition on older bungalows
• Flood risk assessment
• Damp and moisture penetration
• Structural movement in clay soils
• Electrical safety compliance

Understanding the construction methods used in East Wittering helps our surveyors identify potential issues specific to the area. The majority of properties in the village are constructed using conventional cavity wall construction, with external walls typically comprising brick outer leaves and internal blockwork or brickwork with a cavity between them. This construction method has been standard since the mid-20th century and generally performs well, though cavity insulation may be missing in older properties. Our surveyors can identify whether cavity wall insulation has been installed and assess its condition where visible.

Many bungalows in East Wittering feature flat or low-pitched roofs, particularly those built in the 1960s and 1970s. These roof structures often use timber rafters with felt and tile or slate coverings. Flat roof sections, common on porches and extensions, require particular attention as the felt membranes deteriorate over time. We frequently find ponding water on flat roofs that has led to timber decay in the supporting structure. Chalet-style properties often incorporate dormer windows with their own flat roof sections, which are common failure points that our surveyors examine closely.

External finishes in East Wittering predominantly use render on brickwork, particularly on bungalows and more modern properties. This render can be affected by salt-laden coastal air, leading to cracking and delamination over time. Our surveyors tap render walls to detect hollow areas where the render has separated from the underlying brickwork. We also inspect for signs of previous repair work that might indicate recurring issues. Timber-framed windows, while common, can suffer from rot in the coastal environment, and we carefully examine window frames, sills, and thresholds for signs of decay.

Our experience surveying properties throughout East Wittering has revealed several recurring issues that buyers should be aware of before purchasing. Properties in this coastal village frequently show signs of damp and condensation, particularly in properties that have been poorly ventilated or have original single-glazed windows. The salt content in the air can mask underlying damp problems that become apparent only when renovations expose hidden rot in timber frames or plaster damage to internal walls. We measure damp levels throughout the property and compare readings against expected levels for the property type and age.

Many properties in East Wittering require modernisation, and we regularly identify electrical installations that fall below current safety standards. Consumer units may be outdated, wiring may be of an older type that lacks proper earthing, and socket placements may not meet modern requirements. We visually inspect the consumer unit and note its condition, but we always recommend that buyers obtain a qualified electrical inspection alongside the building survey. The electrical inspection should cover the full Fixed Wire Testing to ensure all circuits comply with current regulations.

Roof conditions vary significantly across the village, with some properties having original tiles or sheets that have exceeded their expected lifespan. We check for slipped tiles, damaged ridge tiles, deteriorated felt underlays, and the condition of parapet walls that are common on bungalow properties. Flat roof sections, particularly on extensions and porch areas, often show signs of ponding or membrane deterioration that requires attention. In properties with loft spaces, we examine the condition of structural timbers for signs of rot, insect infestation, or previous structural modifications.

Boundary walls and retaining structures require particular attention in East Wittering due to the coastal exposure and sometimes unstable ground conditions. We inspect garden walls, fence posts, and any retaining structures that support ground levels. Walls constructed of render over brick are common and particularly susceptible to coastal weathering. We also assess the condition of any private drainage systems, as septic tanks are still found in some properties in the area, and we note their location and condition where visible.

• Damp and condensation issues
• Outdated electrical installations
• Roof tile deterioration
• Missing or damaged flashings
• Render cracking and delamination
• Window seal failures
• Flat roof ponding
• Boundary wall deterioration