RICS Level 2 Survey in Long Man

Our Level 2 Survey provides a thorough visual inspection of all accessible parts of the property. We examine the walls, roof, floors, doors, and windows, as well as the building's services including plumbing, electrical systems, and heating. The survey also assesses exterior elements such as gutters, fascias, and boundary walls. For properties in the Wilmington area, this includes checking the specific construction methods used locally, such as traditional Sussex flint and brick walling that we frequently encounter in older village properties. Our surveyors understand that these traditional construction methods require particular attention to identify defects that might be missed by less experienced inspectors.

We rate each element of the property using a clear traffic light system: Red for urgent issues requiring immediate attention, Amber for defects that need attention but are not urgent, and Green for satisfactory condition. This straightforward approach helps you prioritises any remedial work buying a modern home in Polegate or a historic cottage in the Wilmington Conservation Area. Each rating comes with a clear explanation of the issue and our recommendation for addressing it, whether that's immediate repairs or further investigation by a specialist.

The survey includes a market valuation and insurance rebuild cost, which proves particularly useful for properties in the Long Man area where flood risk and the presence of listed buildings may affect insurance requirements. We also provide advice on any further investigations that might be needed, such as checking for Japanese knotweed or arranging a specialist timber inspection for older properties with potential woodworm or rot issues. This comprehensive approach ensures you have all the information necessary to make an informed decision about your property purchase.

• Visual inspection of all accessible areas
• Condition ratings for each element
• Market valuation and rebuild cost
• Advice on further specialist investigations
• Energy efficiency assessment (EPC data)

Based on our experience surveying properties in the Long Man and Wilmington area, several recurring issues emerge. Damp problems are particularly common in older properties, especially those built before modern damp-proof courses were standard. Rising damp and penetrating damp affect many historic cottages in the village, often manifested in ground-floor walls and around windows. The traditional lime mortar used in older properties, while historically appropriate, can struggle to resist moisture penetration without regular maintenance. We've surveyed numerous properties where damp has caused significant damage to plasterwork and timber elements, often going unnoticed by current owners.

Timber defects represent another significant finding in local surveys. Woodworm and wet rot frequently affect floor joists, roof timbers, and window frames in properties over 50 years old. We've seen numerous cases where roof conditions have deteriorated due to failed lead flashing or slipped clay tiles, allowing water ingress that subsequently damages timber elements. The clay tile roofs common on traditional Sussex properties require careful inspection as they age. Many original clay tiles become brittle over decades, and mortar bedding deteriorates, leading to water penetration that can affect structural timbers.

Roofing issues extend beyond simple tile replacement. Many older properties in the area have original clay tiles that have become brittle or have mortar joints that have failed. Lead flashing around chimneys and valleys often shows signs of deterioration after decades of exposure. Our surveyors pay particular attention to these elements, as roof repairs can represent significant expenditure. We've found that properties with original clay tile roofs often require substantial investment in roof refurbishment within the first few years of ownership if issues are left unaddressed.

Subsidence and heave concerns also arise in this area. While the chalk bedrock underlying much of the Long Man area is generally stable, properties built on clay deposits, particularly around Gault Clay formations, can experience ground movement. Large trees close to properties, common in the rural setting, can exacerbate shrink-swell behaviour in clay soils, affecting foundations. We specifically look for signs of movement, cracks, and other indicators of structural stress. Properties with large trees, particularly those with ash or oak specimens close to the building, require careful assessment of whether root systems are affecting foundations.

• Rising damp and penetrating damp
• Woodworm and timber rot
• Roof tile deterioration and failed flashing
• Subsidence or heave from clay soils
• Outdated electrical and plumbing systems

If you're buying in the Long Man or Wilmington area, flood risk should be on your radar. While not directly coastal, the area has specific flood vulnerabilities that our surveyors consider during every inspection. Surface water flooding represents the primary risk, particularly in areas with impermeable surfaces or where natural drainage becomes overwhelmed during heavy rainfall. We've inspected properties in the BN26 area where surface water has entered during significant weather events, causing damage to ground-floor accommodation.

The Cuckmere River, flowing to the west of Wilmington, poses a river flood risk to properties in its floodplain. Low-lying areas within the BN26 district can experience tidal influences during severe weather events. Our Level 2 Survey includes an assessment of flood risk based on available data and visual observations during the inspection. We can advise on whether specialist flood risk assessments might be warranted for properties in vulnerable locations. We check ground levels, drainage patterns, and any existing flood mitigation measures during our inspection.

Properties in flood risk areas may face higher insurance premiums and difficulties obtaining mortgage financing. Having this information before you complete allows you to factor these costs into your decision or negotiate appropriate protections with the seller. Our survey reports clearly flag any flood risk concerns we identify during our inspection. We include specific advice on what flood risk data is available for the property address and whether additional specialist assessments would be advisable for properties in higher-risk locations.