RICS Level 3 Building Survey in Brighton and Hove

Our RICS Level 3 survey is a visual inspection of the parts we can safely reach. In Brighton and Hove, that usually means the roof coverings, chimneys, gutters, walls, windows, floors, loft spaces, basements where accessible, and visible plumbing and electrical points. The surveyor also comments on how the property was built, what materials are present, and whether the visible condition fits the age and type of the home.

The report goes further than a basic condition check. It explains what is wrong, what may be causing it, what repairs are likely to be needed, and what happens if those repairs are left for later. That matters in Brighton and Hove, where a roof leak, cracking render or timber decay can travel from a local fault into a bigger bill if moisture keeps getting in. A Level 3 report is written for a buyer who wants the why, not just the what.

There are limits, and they matter. We do not open up floors, lift carpets, cut into walls, carry out drainage CCTV, or test the gas and electrical systems as part of the survey. Those are specialist follow ups, which we may recommend if the inspection shows signs of movement, damp, unsafe wiring or drainage trouble. The value of the survey is that it tells you where those next checks are justified, so you are not paying for extra reports unless the building gives a real reason.

In Brighton and Hove, many buyers use the report to decide between renegotiating, asking for vendor repairs, or accepting the property and budgeting for work after completion. That is why the most useful part is often the repair priority list. A small defect near a bay window on a terrace in Brighton can be easy to miss during a viewing, but the consequences can be far more expensive if water has already worked into the masonry or joist ends.

• Detailed visual inspection of accessible parts
• Commentary on construction and materials
• Defect diagnosis and repair priorities
• Advice on consequences if defects are left alone

Brighton and Hove has a lot of buildings where the history is visible in the fabric. Older terraces, converted houses and flats with later additions need careful reading because one part of the building may date from a different period to another. In that sort of stock, our surveyors pay close attention to junctions, patched repairs and changes in roof line, because the problems often sit where old and new construction meet.

Coastal exposure matters too. In Brighton and Hove, wind driven rain and salt laden air can be hard on roof coverings, metal flashings, external joinery and rendered walls, especially where maintenance has slipped. That does not mean every property near the seafront has a fault, but it does mean a good survey should look beyond the paint finish and into the condition of the weatherproof layers below.

Many buyers in Brighton and Hove are looking at homes that have been extended, reconfigured or split into flats, and those changes can hide awkward junctions. A Level 3 survey is useful where a rear extension meets an older wall, where a loft conversion changes the roof structure, or where internal walls have been removed. Our surveyors look for the signs that the structure still behaves as intended, or the signs that it no longer does.

Common things to watch for in this area include damp penetration around parapets, cracked render, worn roof coverings, timber decay in poorly ventilated spaces, and settlement around bay fronts or openings. None of those issues should be guessed from a viewing. They need a measured read of the property, the age of the materials and the visible pattern of defects.

• Roof coverings and flashings
• Bay fronts and masonry openings
• Rainwater goods and external joinery
• Timber floors and roof timbers