RICS Level 3 Building Survey BN95 1

The RICS Level 3 survey represents the most comprehensive inspection option available for residential properties in the UK. Our inspectors examine every accessible element of the property, from the roof structure and chimney stacks to the foundations and damp proof courses. Unlike less detailed surveys, this thorough assessment provides technical commentary on the construction methods, materials used, and the likely cause of any defects discovered during the inspection. We use thermal imaging as part of our assessment where appropriate, helping to identify hidden issues such as missing insulation, damp penetration, and cold bridging that might not be apparent to the naked eye.

For properties in the Lancing area, our surveyors pay particular attention to signs of coastal weathering, including salt damage to external render, corrosion of metal fixtures, and moisture penetration that can affect properties situated within proximity to the sea. The report includes detailed photographs and specific recommendations for remedial works, prioritised by their urgency and estimated cost implications. We've found that properties along the Worthing and Lancing seafront particularly suffer from salt-laden air degrading external decorations and causing accelerated wear on metal window frames and door hardware.

We assess all major structural elements including load-bearing walls, floor structures, roof frameworks, and any alterations or extensions that may have been made to the original property. If your property has been modified, we check whether the work was carried out with appropriate building regulation approvals and whether the modifications comply with current standards. This level of detail is particularly valuable for older properties in the Lancing and Worthing areas, where many homes date from the Victorian and Edwardian periods. Our surveyors are experienced in identifying the common construction methods used in these older properties, including solid brick walls, traditional lime-based mortars, and cast iron rainwater goods that require specific knowledge to assess accurately.

• Roof structure and covering
• Wall construction and dampness
• Floor and ceiling structures
• Windows and doors
• Chimneys and flues
• Garage and outbuildings
• Services (gas, electric, water)
• Drainage and damp proof courses

Our surveyors have extensive experience identifying defects common to properties throughout the Lancing and Worthing areas. The coastal environment creates specific challenges that we know to look for during every inspection. Salt-laden air accelerates the corrosion of metal components, from external door handles and window hinges to structural fixings and roof accessories. We regularly find that render on sea-facing elevations shows signs of salt crystallisation and decay, particularly where properties have not been regularly maintained.

The relatively low altitude of Lancing (around 7 metres above sea level) combined with its coastal position means humidity levels can be higher than inland areas. This creates ideal conditions for damp penetration in properties where the original damp proof course has failed or was never installed - a particular issue in Victorian and Edwardian properties built with solid walls. Our surveyors use moisture meters and thermal imaging cameras to identify areas of dampness that might not be visible during a casual viewing, especially in north-facing walls that receive less direct sunlight.

Properties in the Lancing area also show patterns of structural movement related to the local geology and soil conditions. While mining subsidence is not typically a concern in this area, clay shrink-swell movement can affect properties built on soils, particularly where trees have been planted near foundations in recent years. We assess all external and internal walls for signs of cracking, monitoring crack patterns to determine whether movement is active and what action might be required. Many properties in the BN15 area have undergone modifications over the years, and we carefully check whether these alterations have appropriate building regulation approval.

Your RICS Level 3 survey report runs to typically 30-50 pages or more, depending on the property's condition and complexity. The document begins with an executive summary that highlights the most significant findings, followed by detailed sections covering each area of the property. We use clear photography to illustrate defects, making it easy for you to understand exactly what issues have been identified. Each photograph is captioned with a clear explanation of what it shows and why it's relevant to the property's condition.

Each section of the report includes a condition rating system: Condition Rating 3 indicates serious issues requiring urgent attention, Condition Rating 2 means defects requiring attention but not considered serious, and Condition Rating 1 denotes no visible issues. This standardised approach allows you to quickly identify which problems need immediate action versus those that can be addressed over time. The report also includes an executive summary at the front, giving you an immediate overview of the property's condition before you the detailed findings.

For properties in the Lancing area, our surveyors are familiar with common issues affecting local homes, including roofing problems related to age and weathering, dampness due to the coastal climate, and structural movement that may occur in properties built on the local geology. The report provides practical recommendations, including contact details for specialist contractors if remedial work is required. We can recommend local contractors who we know to be reliable and competitively priced, though you're always free to obtain your own quotes.

We understand that purchasing a property is one of the biggest financial decisions you'll make. That's why our surveyors take the time to ensure the report is comprehensive, clearly written, and provides genuine value by helping you understand exactly what you're buying. With the average property in the BN area representing a significant investment at £370,500, our detailed assessment gives you the confidence to proceed with your purchase or negotiate an appropriate reduction if substantial defects are found. The cost of a thorough survey is minimal compared to the potential cost of discovering serious defects after you've completed your purchase.