RICS Level 2 Survey in Westham

A RICS Level 2 Survey provides a detailed visual inspection of all accessible areas of a property. Our surveyors examine the roof structure, walls, floors, windows, doors, and key fixtures, identifying any defects that could affect the property's value or require future expenditure. In Westham, where we see everything from 17th-century timber-framed buildings to newly constructed homes, this thorough approach helps buyers understand exactly what they are purchasing. We take photographs of key findings and include these in your report so you can see exactly what we are referring to.

The survey includes a comprehensive assessment of the property's condition, with clear ratings for each area: "Good," "Satisfactory," or "Requires Attention." We specifically look for issues common to the Westham area, including the condition of flint work on older properties, potential damp problems in buildings near the Pevensey Levels, and the state of drainage systems in areas with clay-rich soils. Our surveyors are trained to identify the early signs of problems that might not be obvious to the untrained eye, such as subtle cracking patterns that could indicate movement or staining that suggests ongoing damp issues.

For properties within the Pevensey and Westham Conservation Area, our surveyors pay particular attention to traditional construction methods and any alterations that may require listed building consent. We also assess the impact of nearby flood risk areas and check whether properties have appropriate drainage and damp-proofing measures in place. Given the number of listed buildings in Westham, including the Grade I listed Parish Church of St Mary and several Grade II* properties, we understand the importance of identifying work that may not have received proper statutory approval.

The survey report includes a professional opinion on the property's value and we highlight any urgent defects that require immediate attention. We also advise on matters that should be investigated further by specialists, such as structural engineers or damp-proofing specialists, so you know exactly what additional expertise you may need to engage before completing your purchase.

• Roof structure and covering
• Wall construction and condition
• Damp and timber assessment
• Drainage and gutters
• Windows and doors
• Electrics and plumbing overview
• Garage and outbuildings
• Health and safety matters

Westham's housing stock reflects its position as a village with deep historical roots alongside modern growth. The conservation area contains numerous period properties built using traditional East Sussex methods, with flint walls being particularly prevalent. Many older buildings feature Sussex brickwork in varying colours, from terracotta red to creamy ochre, and tile hung elevations are also common on properties that have been extended or renovated over the decades. The Parish Church of St Mary, a Grade I listed building, demonstrates the impressive medieval flint construction that characterises much of the village's historic architecture.

The geology of the Pevensey Levels, with its underlying clay and sandstone deposits, creates specific considerations for property buyers. Clay soils are susceptible to shrink-swell movement in response to moisture changes, which can lead to subsidence or heave issues, particularly where trees are located near properties or where drainage is inadequate. Our surveyors specifically assess foundations, ground conditions, and any signs of movement that might indicate these issues. We also look at the proximity of trees and vegetation that could affect the foundations, especially in properties with large gardens or those near the rural edges of the village.

Modern developments in Westham, such as those at Hawthorn Grove and the Taylor Wimpey site near BN24 5NH, use contemporary construction methods with brick and block external walls and various rendering systems. These newer properties typically require less extensive surveying than older buildings, but a Level 2 survey still provides valuable verification that everything has been constructed to acceptable standards. We have surveyed many properties on these new developments and understand the common issues that can affect new build properties, from minor cosmetic defects to more significant construction issues.

Westham also has several listed buildings including Stone Cross Windmill, Hankham Hall, and numerous Grade II properties throughout the village. Properties within the Pevensey and Westham Conservation Area may have restrictions on alterations and improvements, and our surveyors can advise on any implications this may have for your intended use of the property. We understand that buying a listed building or a property in a conservation area requires careful consideration, and our report will highlight any issues that may affect your plans for the property.

• Flint walls (traditional)
• Sussex brickwork
• Timber-framed structures
• Rendered elevations
• Modern brick and block
• Concrete tile roofs
• Slate roofing
• Flat roof sections

Westham's proximity to the Pevensey Levels is a significant factor for property buyers to consider. The low-lying nature of this area means that flood risk, while generally managed through drainage systems and sea defences, remains a consideration. The Environment Agency is actively working on coastal management schemes between Pevensey Bay and Eastbourne to protect the area against future flooding and coastal erosion. The Pevensey Levels are actively maintained with purpose-built drainage systems and characteristic dykes, but the area remains vulnerable to the effects of climate change, particularly sea level rise and more extreme weather events.

Our surveyors assess the property's position relative to flood risk areas and check whether appropriate mitigation measures are in place. This includes examining ground levels, drainage systems, and any existing flood defence measures. We also look for signs of previous water ingress or damp issues that might indicate a property has been affected by flooding in the past. The EA flood maps show that while much of Westham is in a low-risk area, some properties may be affected by surface water flooding, particularly those in low-lying areas near watercourses.

For properties near the Pevensey Levels, we pay particular attention to the condition of drainage systems, as the wetland environment means that water management is crucial. Blocked or inadequate drainage can lead to damp problems, particularly in older properties where original drainage systems may not have been designed to cope with modern usage patterns. We check gullies, surface water drains, and any pumping systems that may be installed to manage water levels. Our report will advise on any concerns we have about drainage and flood risk, and whether you should seek specialist advice from a drainage engineer or the Environment Agency.

The proposed new development on the northern edge of Westham, bordered by Peelings Lane and the A27 Pevensey Bypass, has acknowledged its proximity to higher flood-risk areas, with a drain crossing the site. This highlights the importance of thorough investigations for properties in this area. When purchasing a property in Westham, particularly those near the Levels or in low-lying areas, we always recommend checking the Environment Agency flood maps and considering the potential impact of flooding on your property and insurance costs.