RICS Level 2 Survey PO13 (Lee-on-the-Solent)

Our inspectors conduct a thorough visual inspection of all accessible areas of the property. In PO13, where we frequently encounter properties ranging from Victorian terraces near the seafront to modern developments like those at Daedalus Drive, our surveyors are familiar with the common issues affecting each property type. The survey includes a comprehensive assessment of the main structural elements, walls, roof, joinery, plumbing, and electrical systems.

We specifically check for signs of damp, which is a common concern in this coastal area due to the proximity to the sea and the age of much of the housing stock. Our inspectors examine walls for rising damp and penetrating damp, inspect roof spaces for leaks and timber defects, and assess the condition of gutters and drainage. For properties in the Lee-on-the-Solent Conservation Area, we pay particular attention to any historic features that may require specialist maintenance.

The Level 2 survey provides you with a clear red, amber, or green rating system for each element of the property, giving you an instant visual guide to where issues lie. We also provide market value and reinstatement cost estimates, which are essential for insurance purposes and mortgage requirements. Our report includes practical advice on any urgent defects that need immediate attention and recommendations for further investigations where necessary.

Each element of the property receives one of three condition ratings: red indicates a serious defect requiring urgent attention, amber signals defects that need repairing or monitoring, and green means no immediate action is required. This straightforward system helps you prioritise remedial work and negotiate with sellers based on the survey findings.

• Walls and foundations
• Roof structure and covering
• Windows and doors
• Damp and moisture assessment
• Electrical systems
• Plumbing and drainage
• Thermal efficiency indicators

Living in a coastal area brings specific challenges that our surveyors understand intimately. Properties in PO13, particularly those near the seafront in Lee-on-the-Solent, face exposure to salt air which can accelerate corrosion of metalwork and deterioration of external finishes. Our inspectors carefully examine metal gutters, downpipes, and any exposed steelwork for signs of corrosion that may not be immediately obvious to an untrained eye.

The geology in parts of PO13 around Lee-on-the-Solent features alluvial and marine deposits overlying the Bracklesham Group, which includes sands, silts, and clays. This geological composition can present a moderate to high risk of shrink-swell clay activity, particularly during periods of extreme weather or where large trees are present near properties. Our surveyors look for signs of subsidence or heave, including cracks in walls, uneven floors, and doors or windows that stick.

Flood risk is another important consideration for PO13 properties. Parts of Lee-on-the-Solent have areas at risk from coastal flooding, while urbanised zones can experience surface water flooding during heavy rainfall. Our inspectors note the property's position in relation to flood risk and advise accordingly, though for a comprehensive flood risk assessment, you should also consult the local authority's flood maps and the Environment Agency.

Given that over 14% of properties in PO13 were built before 1919, our surveyors are experienced in assessing older construction methods including solid wall builds, traditional timber-framed structures, and historic roofing materials. These properties often require different assessment criteria than modern cavity wall construction, and our expertise ensures you receive accurate advice tailored to the specific property type.

The predominant housing in PO13 consists of semi-detached properties at 35.1%, terraced houses at 28.6%, detached homes at 20.8%, and flats at 15.5%. Each property type has its own common defect patterns. Semi-detached and terraced houses often share drainage and roof details with neighbouring properties, which can complicate repairs and responsibilities. Our surveyors understand these shared elements and flag any issues that might affect both you and your neighbours.

Based on our extensive experience surveying properties throughout PO13 and the surrounding Gosport peninsula, we've identified several recurring defect patterns that buyers should be aware of. Understanding these common issues helps you know what to expect from your survey and what negotiations may be appropriate after receiving the report.

Damp problems feature prominently in PO13 surveys due to the coastal environment and age of much the housing stock. Rising damp affects many properties built before the 1970s, particularly those without existing damp-proof courses or where these have failed. Penetrating damp is common in properties with degraded pointing, damaged render, or inadequate cavity wall insulation. Our inspectors use moisture meters and visual assessment to identify the extent and cause of any damp issues found.

Roof condition issues are another frequent finding in this area. Properties over 50 years old often have original roof coverings that are reaching the end of their serviceable life. We inspect tiles or slates for cracking, slippage, and moss growth, check flashings around chimneys and valleys for deterioration, and examine gutters and downpipes for blockages or damage. In some properties, we find that roof timbers show signs of previous leaks or woodworm activity.

Outdated electrical systems and plumbing are commonly encountered in PO13's older properties. Many homes built before the 1970s still have their original electrical wiring, which may not meet current regulations or cope with modern household demands. Similarly, lead or galvanised steel water pipes, common in older properties, can affect water quality and may need replacement. Our surveyors note these issues and recommend further investigation by qualified electricians and plumbers.