RICS Level 3 Building Survey in East Dean and Friston

The housing stock in East Dean and Friston presents unique surveying considerations that our inspectors understand intimately. The village is dominated by detached properties, many constructed using traditional methods with flint walls, hand-made clay tiles, and solid-wall construction. These materials require an inspector who recognizes both their character and their vulnerabilities. A Level 3 Survey goes beyond the surface examination, delving into the structural elements that make these historic properties distinctive.

Many properties in the area fall within or adjacent to the East Dean Conservation Area, which encompasses largely 18th-century built fabric. Several properties are listed buildings, including Grade I buildings such as St Simon and St Jude Church and Friston Place Manor House. When purchasing a historic property in a conservation area, understanding its true condition becomes even more critical, as restoration requirements can be stringent and expensive. Our surveyors assess these properties with the attention they require.

The local geology, while predominantly chalk-based, can still present challenges. Properties in areas with localized clay deposits may experience movement, and the coastal location near Birling Gap means some buildings face potential erosion risks. Our inspectors examine foundations, walls, and drainage systems with these specific local factors in mind, providing you with a report that addresses the real risks in this area.

The East Dean and Friston Neighbourhood Plan identifies that the majority of homes in the parish have 3- and 4-bedrooms, reflecting the family-oriented nature of this desirable village. With property values averaging nearly £800,000, the investment in a comprehensive survey represents excellent value protection for buyers making significant financial commitments in this area.

• Flint wall condition and pointing
• Roof covering and flashing integrity
• Damp and condensation assessment
• Foundation and subsidence indicators
• Drainage and guttering condition
• Window and door joinery condition

The predominant building materials in East Dean and Friston reflect the local geology and historical building practices. Flint, often collected from the downland fields or historically from local beaches, forms the facing for many boundary walls and buildings throughout the village. Properties within the conservation area typically feature flint and red brick dressings and quoins, with tiled roofs and casement-style windows that reflect 18th-century building traditions.

Solid-walled construction is universal in the older properties, with walls often 300-450mm thick designed to manage moisture naturally through breathable materials. This traditional approach relies on lime mortar and plaster rather than the cement-based products used in modern construction. When survey work identifies inappropriate modern treatments like cement rendering or chemical damp proofing, we advise on more suitable traditional approaches that will allow the fabric to breathe and prevent moisture trapping.

Some properties in the area, like Friston Place, are timber-framed buildings largely faced with flint and stone quoins, with parts dating from the 16th and 17th centuries. The timber frame elements require particular attention, as does the interaction between the original structural frame and any later flint facing. Our surveyors are experienced in assessing these complex historic structures, understanding how load transfer works and identifying any areas of concern.

Based on our experience surveying properties across this village, we regularly identify several recurring issues. Damp features prominently, particularly in older properties with solid walls where modern cement-based treatments can trap moisture rather than allowing the fabric to breathe. Traditional lime-based approaches are often more appropriate, and we identify where inappropriate modern treatments may be causing problems. Condensation also affects many older properties, especially where ventilation has been reduced through double glazing installation.

Roof and gutter issues appear frequently in our surveys. The steeply pitched clay tile roofs typical of the area can suffer from slipped or broken tiles, particularly after winter weather. Valley gutters and parapet walls require particular attention, as does the condition of lead flashing around chimneys and roof penetrations. These defects, if left unrepaired, can lead to significant water ingress and associated damage to timber elements and plaster finishes.

Given that many properties have been subject to extensions and alterations over the years, we pay close attention to how additions have been constructed and connected to the original building. Poorly detailed connections can create cold bridges, allow water penetration, and create structural weaknesses. Our surveyors examine these junction points thoroughly, identifying any concerns that might not be apparent to the untrained eye.

The coastal location means some properties near Birling Gap and Crowlink face potential erosion risks, and we include appropriate caveats in our reports where properties may be affected. The hamlets of Birling Gap and Crowlink lie within the heritage coast designation, and some existing buildings there are already at risk from coastal erosion. We recommend that buyers in these specific locations obtain specific advice regarding coastal erosion risk.