RICS Level 3 Building Survey in Reigate and Banstead

Our RICS-qualified building surveyors carry out the most detailed visual inspection of all accessible parts of the property. In Reigate and Banstead that usually means the roof covering, chimneys, walls, floors, loft timbers, sub-floor voids where access exists, joinery, visible drainage clues and any outbuildings that can be reached safely. The report sets out how the building appears to be constructed, what materials are in use, and where those materials may be wearing out.

We also explain what a defect means in practice. A slipped tile over a bay window in RH2 can move from a staining issue into timber decay if it is left alone. A cracked render panel on a Banstead semi can let moisture into the wall, which then shows up as damp inside, decayed skirtings and a more costly repair later on.

The report is visual only. We do not lift carpets, open up floors, break into wall finishes, carry out a CCTV drain survey or test services as part of the inspection, so hidden issues may need a separate specialist follow-up. That is normal with a Level 3 survey, and it is one reason buyers use it before exchange rather than after they have the keys. When a house uses Reigate Stone, older brickwork or tile hanging, the report will also comment on how those materials are weathering and where repairs may need a careful hand.

• Roof, chimneys and flashings
• Walls, floors and ceilings
• Lofts, sub-floor areas and joinery
• Visible services, drainage clues and outbuildings

Reigate and Banstead crosses the Chalk North Downs, the Greensand Ridge and the Weald, so ground conditions change quickly from one postcode to the next. The northern half of the borough sits on a chalk plateau with clay with flints, the Redhill basin has its own movement risk, and the southern parts carry heavier, poorly drained soils. That is why clay shrinkage sits above the UK average here, and why stepped cracking, diagonal cracking and doors that bind in their frames deserve a proper look.

The borough's older homes often use brick, tile hanging, Reigate Stone and mortar that still moves moisture in and out of the wall. In streets around Reigate Priory and the Castle Gateway, a surveyor may find eroded pointing, weathered stone faces, patched roof coverings or non-original joinery that no longer suits the building's movement pattern. Victorian and Edwardian houses can also have shallow foundations and older clay drains, so a crack that looks small on a viewing can point to a wider maintenance issue.

Flooding is not the only pressure on local buildings. The River Mole forms part of the western boundary, Redhill Brook can create trouble in the town centre, and Coles Meads and South Merstham have both seen localised surface water issues. During the winter of 2013/14, around 60 internal property flooding incidents were recorded after exceptional rainfall, and there are no current flood warnings or alerts even though the borough remains in long-term flood risk mapping. Parts of Banstead, including Shearwater Road and Gander Green Lane, are also in a raised radon area, so ventilation and ground-floor detailing matter.

• Victorian damp and cellar moisture
• Edwardian bay cracking and shallow foundations
• 1930s solid-floor and roof wear
• 1960s flat-roof and condensation issues