RICS Level 2 Survey in Kingston

The RICS Level 2 Survey is specifically designed for properties in reasonable condition that are built using conventional methods. During the inspection, our chartered surveyors examine all accessible areas of the property, including the roof space (where safe and accessible), the foundations, walls, windows, doors, and services such as plumbing and electrical systems. The survey provides a clear red, amber, or green rating system that immediately highlights the condition of each major element, making it easy for you to understand which areas require immediate attention and which are in good condition.

In the Kingston area, our surveyors frequently encounter issues related to the local geology and coastal environment. Properties in this part of West Sussex can be affected by clay soils that experience shrink-swell movement, potentially causing subsidence or foundation movement. Our inspectors are trained to identify the signs of such issues, including cracking patterns, door and window binding, and signs of previous movement or repair work. We also assess the specific risks associated with the coastal location, including potential for surface water flooding in low-lying areas and the effects of salt air on external joinery and metalwork.

The RICS Level 2 Survey includes a thorough visual inspection of all accessible parts of the property, including the roof space, walls, foundations, windows and doors, plumbing and electrical systems (visual only), and any outbuildings. It also provides condition ratings for each major element and includes recommendations for any issues found. Additionally, the survey includes an assessment of the property's energy efficiency, giving you insight into potential insulation gaps or heating system concerns that could affect your future running costs.

• Roof structure and covering
• Walls, foundations, and damp proof course
• Windows, doors, and joinery
• Plumbing and drainage systems
• Electrical installations (visual inspection)
• Garages and outbuildings
• Thermal efficiency assessment

Properties throughout the Kingston and Arun District present specific challenges that our surveyors are trained to identify. The coastal location means that many properties experience accelerated weathering of external surfaces, particularly to timber windows, fascias, and soffits where salt-laden air can cause rapid deterioration. Our inspectors carefully examine these elements, looking for signs of rot, decay, and previous amateur repairs that may have been carried out to mask underlying problems. We frequently find that timber windows in coastal properties require more frequent maintenance and may be reaching the end of their practical service life.

The underlying clay geology of parts of West Sussex creates potential for subsidence issues, particularly where trees have been planted too close to properties or where drainage has been poor over many years. Our surveyors look for the characteristic signs of subsidence, including diagonal cracking (particularly above windows and doors), doors and windows that no longer close properly, and uneven floor levels. In older properties, we frequently find outdated electrical installations that do not meet current regulations, and plumbing systems that may be reaching the end of their operational life. These issues are particularly common in properties built before modern electrical standards were introduced.

Roof conditions are another common area of concern in this region. Many properties feature traditional pitched roofs with timber rafters and tile or slate coverings that can deteriorate over time. Our inspectors examine roof coverings for missing or slipped tiles, signs of previous leaks, and the condition of roof space timbers for rot or woodworm activity. Flat roofs, where present, receive particular attention as these are often problem areas that can lead to significant water penetration if not properly maintained. In the coastal environment, flat roof membranes can degrade faster due to exposure to salt air and higher UV levels.

Rising damp and penetrating damp are issues we commonly identify in older properties throughout the Kingston area. Properties with solid walls (rather than cavity walls) are particularly susceptible to rising damp, especially where the damp proof course has failed or was never installed. Our surveyors use visual indicators to assess damp levels and provide recommendations for remediation. Penetrating damp often manifests in properties with degraded pointing, damaged roof coverings, or blocked gutters, all of which we carefully inspect during our survey.

Once your survey is complete, you will receive a comprehensive RICS Level 2 Report that follows the standardized format required by all RICS chartered surveyors. The report begins with a clear summary of the overall condition of the property, followed by detailed sections covering each major building element. Each section uses a simple traffic light system: green indicates no significant issues requiring attention, amber highlights issues that warrant attention but are not urgent, and red flags matters that require urgent investigation or repair. This straightforward approach makes it easy for you to prioritize any necessary work.

The report includes practical recommendations for each issue identified, ranging from simple maintenance tasks to more serious defects that may require specialist contractors. Where relevant, we provide advice on the likely causes of problems and the potential consequences if left unaddressed. For any red-rated items, we strongly recommend obtaining specialist quotations before completing your purchase so you can make an informed decision about proceeding or renegotiating the price. This information is invaluable when discussing repairs or price adjustments with the seller.

We understand that not everyone is familiar with building construction and terminology, which is why our reports are written in clear, plain English that is easy to understand. However, we also recognize that you may have specific questions after reading your report, which is why we offer a telephone callback service where one of our surveyors can discuss the findings with you directly and help you understand what they mean for your intended purchase. This personal support ensures you can move forward with confidence after receiving your survey results.

The Kingston area in Arun District offers a diverse range of properties, from affordable flats to substantial family homes. The average first-time buyer in the district spends around £257,000, reflecting the variety of entry-level options available. Whether you are purchasing a terraced house in one of the village centres or a detached home in a quieter location, understanding the local market and property types is crucial for making a sound investment. The recent 1.8% price decrease in the Arun District means buyers have slightly more negotiating power than in previous years.

The Arun District has seen a mix of property development over the years, with a variety of construction types from different eras. Older properties may feature traditional brick and flint construction that requires specialist knowledge to assess properly, while newer developments may use modern building methods and materials. Our surveyors are familiar with all property types common to the area and will provide you with an accurate, professional assessment regardless of what style of property you are purchasing. We understand how different construction methods age and what to look for in each type.

As a coastal area within the Arun District, Kingston properties face specific environmental considerations that our surveyors address during every inspection. Salt air corrosion affects external metalwork and accelerates timber decay, while higher humidity levels can contribute to damp problems if ventilation is inadequate. Surface water flooding can be a concern in low-lying areas, particularly during periods of heavy rainfall. Our reports include specific advice on these local factors so you can factor them into your purchase decision and future maintenance planning.