RICS Level 2 Survey in North Horsham

A RICS Level 2 survey, also known as a HomeBuyer Survey, provides a comprehensive visual inspection of the property's condition without intrusive investigation. Our chartered surveyors examine all accessible areas of the building, from the roof down to the foundations, and report on the current state of each element. The survey includes a detailed assessment of the main structural elements, including walls, floors, ceilings, and the roof structure, as well as the condition of windows, doors, and joinery throughout the property. We systematically work through each section of the property, documenting our findings with clear photographs that illustrate the nature and extent of any defects discovered.

In the North Horsham area, where we see a mix of property types from period terraced houses to modern semi-detached homes, our inspectors pay particular attention to issues common to the local housing stock. Many properties in and around Horsham were built using traditional brick and tile construction, and while these homes often prove robust, they can suffer from age-related problems such as deteriorating mortar, worn roofing materials, and the effects of moisture penetration over decades. Our surveyors document these findings with clear photographs and provide actionable recommendations that help you understand exactly what work may be required now and what might be needed in the future.

The Level 2 survey also covers the condition of services within the property, including the electrical system, plumbing, and heating. While we cannot test hidden pipework or wiring, our visual inspection can identify obvious deficiencies, outdated consumer units, signs of leaks, or inadequate ventilation that might require further investigation by specialists. We pay particular attention to the condition of consumer units, looking for modern RCD protection in older properties where fuse boards may be outdated, and we note any visible signs of electrical work that may have been carried out without proper certification. The resulting report gives you a clear RICS traffic light rating for each element, making it easy to see which areas require immediate attention and which are in satisfactory condition.

Beyond the main dwelling, our survey includes an assessment of any garages, outbuildings, and boundary walls that form part of the property. We check the condition of fences and retaining walls, which can be particularly important in North Horsham where some properties feature retaining structures due to the gently sloping topography of certain streets. These ancillary elements may represent significant additional value or potential liability that deserves attention in your purchasing decision.

• Roof structure and covering
• Walls, foundations, and damp assessment
• Windows, doors, and joinery
• Electrical and gas services
• Bathroom and kitchen fittings
• Garages and outbuildings
• Boundary walls and fencing

Properties across the North Horsham area present various challenges that our surveyors regularly identify during Level 2 inspections. Given the geological conditions in West Sussex, which include areas of Wealden Clay and Gault Clay, properties can be susceptible to shrink-swell movement, particularly where foundations are relatively shallow. This is especially relevant for older properties that may have been built to less stringent standards than modern buildings. Our surveyors look for signs of past or current movement, including cracking to walls, uneven floors, and doors or windows that no longer close properly. We understand that properties in certain streets near the River Arun tributaries may be more susceptible to subtle ground movement, and we pay particular attention to these areas during our inspections.

Damp issues represent another common finding in local properties, regardless of age. Rising damp can affect properties with inadequate or damaged damp-proof courses, while penetrating damp often manifests in properties with deteriorated external render, damaged brickwork, or issues with roof coverings. In North Horsham, where many properties feature solid brick walls without cavity insulation, we frequently see signs of condensation in properties that lack adequate ventilation, particularly in kitchens and bathrooms. Our inspectors use their expertise to identify the type and cause of any dampness observed and provide appropriate recommendations for remediation. We measure moisture levels using professional equipment and take photographs of any staining or damage that indicates ongoing damp problems.

In older properties, we frequently find that timber elements such as floorboards, joists, and window frames have been affected by woodworm or wet rot, particularly where moisture has been allowed to penetrate over time. This is especially common in properties where original single-glazed windows have allowed condensation to build up over many years, or where roof leaks have gone unnoticed. Our surveyors will carefully inspect all visible timber for signs of active infestation or historic damage, noting any areas that require treatment or further investigation by a specialist timber treatment contractor.

The condition of roofing also demands careful attention in the North Horsham area. While many properties feature robust tile or slate roofs that have served well for decades, age-related deterioration is inevitable. Missing or cracked tiles, degraded lead flashing, corroded valley gutters, and damaged ridge tiles all represent potential entry points for water. Our surveyors physically examine the roof where safely accessible and use binoculars to inspect elevated areas, providing a comprehensive assessment of the roof's condition and expected remaining lifespan. We also inspect flat roof areas, which are common on extensions and garage conversions, as these can be particularly prone to premature failure.