RICS Level 3 Building Survey in Coombes

Coombes is an exceptionally small village with just 47 residents according to the 2021 Census, yet it boasts an impressive concentration of heritage buildings. With eight listed buildings including the Grade I Coombes Church and the Grade II listed The Old Rectory, the village represents a remarkable collection of historic architecture. Many properties here date back to the 15th, 17th, and 18th centuries, constructed using traditional methods that differ significantly from modern building standards. A Level 3 Building Survey is particularly valuable for these older properties because it identifies issues specific to historic construction, including timber decay, structural movement in old walls, and the condition of traditional roofing materials.

The local geology presents additional considerations for property owners in Coombes. The village sits on chalk overlain by alluvial deposits along the River Adur, and while chalk is generally stable, the clay content in the alluvial deposits creates potential for shrink-swell behaviour. This ground movement can affect foundations, particularly in properties built on the eastern side of the parish where the floodplain meets the reclaimed marshland. Our surveyors examine foundations, walls, and structural elements with these local ground conditions in mind, checking for signs of movement or subsidence that might relate to the underlying soil conditions.

Properties in Coombes face flood risk from the River Adur, which flows along the eastern boundary of the parish. The Lower Adur area is designated as a flood warning zone, and the historically reclaimed marshland in the eastern part of the village was once liable to flooding at high tides. Our Level 3 survey includes assessment of flood risk indicators, examining how the property has been built to mitigate water ingress, the condition of any existing flood defences, and whether the property sits within affected areas. This information is crucial for properties in this riverside village.

The South Downs National Park designation adds another layer of complexity for property owners in Coombes. Properties within the National Park are subject to strict planning controls that affect what alterations and extensions are permitted. Our surveyors understand these constraints and will note any National Park considerations in your report, helping you understand the implications for future renovation plans or Listed Building Consent requirements.

• Timber-framed 17th-century farmhouses
• Flint rubble and ashlar historic cottages
• Victorian and Edwardian period properties
• Modern homes in the village

Your Level 3 Building Survey report provides far more than a basic condition assessment. The report includes a clear description of each part of the property, identifying defects and explaining their significance in plain English. For properties in Coombes with their mix of historic and period construction, this detailed analysis helps you understand exactly what maintenance or repair work may be required both now and in the years ahead. We include photographic evidence of all significant defects, location-specific findings, and prioritised recommendations based on the severity of each issue identified during our inspection.

The report also includes a reinstatement cost assessment, which is essential for buildings insurance purposes, particularly for listed properties. With eight listed buildings in Coombes, many properties may have protected status that affects what repairs are permitted and who can carry them out. Our surveyor will note any listed building status and explain how this impacts your ownership responsibilities. This assessment is particularly important for insurance purposes as reinstatement costs for historic buildings can differ significantly from modern properties.

We provide specific recommendations for repairs and maintenance tailored to the property's construction type and age. For flint-walled properties, we advise on appropriate lime mortar pointing repairs. For timber-framed buildings, we recommend specific timber treatment specialists. For Horsham Stone slate roofs, we can advise on traditional roofing contractors familiar with this unique material. This practical guidance helps you budget for future work and engage the right professionals for any remedial work required.

Our surveyors understand the specific construction methods used throughout Coombes and can identify issues that commonly affect these property types. The predominant use of flint rubble masonry with ashlar dressings, as seen in Coombes Church and other historic buildings, requires specific expertise to assess properly. Flint walls are generally durable but can suffer from mortar deterioration and water penetration over time. Our surveyors examine pointing, check for loose or missing flint stones, and assess the overall wall stability. We look specifically for signs of mortar erosion, which is a common issue in older flint walls where lime-based mortars have softened over decades of exposure to West Sussex weather.

Horsham Stone slates, a distinctive calcareous flaggy sandstone found in the Weald Clay, are traditionally used for roofing on many historic properties including The Old Rectory. This roofing material can be prone to deterioration, particularly where fixings have corroded or where slates have slipped. Our survey includes a close examination of the roof structure and covering, identifying any missing, damaged, or slipped slates that could lead to water ingress. We also check the condition of lead flashing and valley gutters, which are common failure points on historic roofs in this area.

Timber-framed construction, evident in the 17th-century Coombes Farmhouse and The Old Rectory, presents specific survey considerations. We inspect timber members for signs of decay, insect attack, and structural weakness. The plaster infill between timber frames can also deteriorate, and our surveyors check the condition of these traditional wall constructions. For any properties with later additions or conversions, we assess how these have been integrated with the original structure and whether any structural issues have arisen from these alterations. In older properties, we pay particular attention to signs of woodworm activity, which can be prevalent in historic timber-framed buildings.

• Flints becoming loose in older walls
• Horsham Stone slate deterioration
• Timber rot in period properties
• Movement in old foundations
• Damp penetration through historic walls
• Roof structure defects

Properties in Coombes require particular attention to flood risk due to the village's location on the River Adur floodplain. The eastern part of the parish consists of reclaimed marshland that was historically liable to flooding at high tide, and the Lower Adur area remains designated as a flood warning zone. Our Level 3 Building Survey includes assessment of flood risk indicators, examining the property's history of flooding, the condition of any existing defences, and measures that have been taken to mitigate water damage. We check the external ground levels relative to the property threshold and assess whether the property sits in an area that may be affected by fluvial flooding.

We inspect for signs of previous flood damage, including water marks on walls, damp penetration at lower levels, and the condition of electrical installations at ground floor level. The survey also considers the permeability of the surrounding ground, as Coombes sits on chalk which normally drains well, but the alluvial deposits in the lower-lying areas may affect how surface water behaves. Understanding these risks is essential for proper building insurance and for planning any necessary flood resilience measures. We can advise on what information you may need to obtain from the Environment Agency flood maps for this specific area.

Climate change is increasing flood risk across West Sussex, with the Environment Agency projecting that both the frequency and severity of flood events will increase in coming decades. Properties in Coombes should be assessed not only for current flood risk but also for how they may be affected by predicted changes. Our survey report will flag any concerns and recommend where you might need a specialist flood risk assessment to inform insurance decisions and potential property improvements such as non-return valves on drains or flood-resistant door and window installations.

Coombes presents unique surveying challenges that set it apart from more typical residential areas. The village's location within the South Downs National Park means that properties here are subject to some of the most stringent planning controls in the country. Any significant alterations or repairs may require planning permission or Listed Building Consent, and our surveyors understand these constraints. We will identify where proposed works might trigger these requirements, helping you understand the true cost and complexity of any future changes to the property.

The age of properties in Coombes also means that many were built before modern building regulations were introduced. This doesn't mean they are unsafe, but it does mean that certain construction approaches may differ from contemporary standards. Our surveyors are experienced in assessing historic buildings and understand which aspects of older construction represent traditional building practice rather than defects. We provide balanced advice that helps you appreciate the character of historic properties while identifying genuine issues that need attention.

The local environment also plays a significant role in property condition in Coombes. The proximity to the River Adur creates ongoing considerations for flood risk, while the chalk geology and alluvial deposits can affect foundation performance. The coastal location of the Adur district means that properties can be exposed to salt-laden winds that accelerate deterioration of metal fixtures and certain building materials. Our surveyors take all these local factors into account when assessing properties in Coombes.