RICS Level 3 Building Survey in RH20

The RH20 postcode covers an area with significant variation in property types and ages. From the historic cottages and farmhouses in conservation areas like Storrington and Pulborough to the newer developments from Barratt Homes, David Wilson Homes and Cala Homes, each property type presents unique survey considerations. Our Level 3 Survey provides a thorough inspection of all accessible parts of the property, including roofs, walls, floors, windows, doors, and services, giving you a complete picture of the property's condition.

Properties in this area face several local challenges that our experienced surveyors know to look for. The geology of RH20 includes areas of Gault Clay and Wealden Clay, particularly in northern parts, which are susceptible to shrink-swell behaviour. This can cause subsidence or heave, especially where mature trees draw moisture from the soil. Our surveyors specifically assess foundation conditions, look for signs of movement such as cracking, and evaluate the relationship between trees and buildings. Properties near the River Adur in Storrington and Pulborough also face potential flood risk, which we assess in detail.

Many properties in RH20 are constructed using traditional methods that require expert knowledge. Older properties built before 1919 often feature solid brick walls, lime mortar, and timber floors, while post-war homes may have cavity wall construction. Our inspectors understand these construction methods and can identify defects common to each era, from rising damp in solid-walled Victorian properties to deteriorating roof coverings on older homes. We also assess properties in conservation areas and listed buildings, understanding the additional considerations these designations bring.

The housing stock in RH20 reflects the area's rural character and historical development. Village centres like Storrington and Pulborough contain a significant proportion of pre-1919 properties, including Victorian and Edwardian homes built with local red brick or sometimes Sussex sandstone and flint. The inter-war period (1919-1945) brought semi-detached homes to the area, while post-war development expanded the housing stock with properties built using cavity wall construction. Modern developments continue to add new homes, particularly around Thakeham and Storrington, with developers offering properties in various styles from traditional brick to contemporary rendered designs with timber cladding.

• Detailed inspection of all accessible elements
• Assessment of construction materials and methods
• Identification of defects specific to property age and type
• Evaluation of local environmental risks including flood and subsidence
• Market valuation and insurance rebuild cost
• Comprehensive written report with photographs

Understanding the construction methods used in RH20 properties is essential for a thorough survey. Pre-1900 properties in the area were typically built with solid wall construction, using local brick, render, and sometimes Sussex sandstone or flint for walls. These older buildings feature lime mortar rather than modern cement, timber floors, and slate or clay tile roofs. Our surveyors recognise that solid-walled properties require different assessment criteria compared to modern cavity wall construction, particularly when evaluating damp penetration and thermal efficiency.

Properties built between 1900 and 1945 began using cavity wall construction, though many retained traditional features such as timber floors and pitched roofs. The inter-war period saw the construction of numerous semi-detached homes in Storrington and Pulborough, often built with red brick facing and concrete tile roofs. These properties may show signs of age-related wear, including deteriorating rainwater goods and original windows requiring replacement.

Post-war construction from 1945 to 1980 dominates many residential areas, with properties built using cavity wall construction of brick and blockwork. Concrete floors became common at ground level, and many roofs use concrete tiles rather than slate. These mid-century homes often require assessment of their original building materials, including any asbestos-containing materials used in construction or insulation.

New build properties from developers like Barratt Homes at Broadacres, David Wilson Homes at Meadowside, and Cala Homes at The Hedgerows represent modern construction methods including timber frame and masonry construction. These homes typically feature uPVC windows, composite doors, and modern insulation systems. While newer construction generally requires less concern about structural defects, our surveyors still assess the quality of workmanship and identify any snagging issues that may not be apparent to buyers.

The RH20 area presents specific environmental risks that our surveyors assess during every inspection. Flood risk is a particular concern for properties near the River Adur, which flows through Storrington and Pulborough. Properties in these locations may be at risk of fluvial flooding during periods of heavy rainfall, and our surveyors assess the flood history, existing defences, and potential for water damage to structural elements. We also look for signs of previous flooding, including water staining, affected plasterwork, and damp-proof course failure.

Ground conditions vary significantly across RH20, with the geology influencing foundation performance. Areas with Gault Clay and Wealden Clay present moderate to high risk of shrink-swell subsidence, particularly where large trees are present or have been recently removed. The action of clay soils expanding and contracting with moisture changes can cause foundations to move, leading to cracking in walls and structural distortion. Our surveyors examine the relationship between trees and buildings, assess the type of foundation used, and look for signs of movement that may indicate ground instability.

Surface water flooding can affect properties in low-lying areas throughout RH20, particularly where drainage systems are inadequate or overwhelmed during heavy rainfall. Our inspection includes assessment of drainage provisions, including gutters, downpipes, and surface water drains. Properties on steeper slopes may also face issues with ground water seepage, which can affect basements and lower ground floor rooms.

The RH20 area has seen significant new development in recent years, with several major developments bringing modern homes to the area. Barratt Homes is building at Broadacres on Storrington Road in Thakeham (RH20 3GB), offering 2, 3, 4, and 5 bedroom homes from £399,995 to £799,995. David Wilson Homes has Meadowside on the same road, with 3, 4, and 5 bedroom properties ranging from £499,995 to £799,995. Cala Homes is developing The Hedgerows in Storrington (RH20 4AE), with homes from £399,950 to £899,950.

While new build properties may appear to require less scrutiny, a RICS Level 3 Survey can still add value by identifying any construction defects that may not be immediately apparent. Our inspectors understand modern construction methods, including timber frame construction and contemporary building materials. We can assess the quality of workmanship, check that fixtures and fittings are properly installed, and verify that the property meets current building regulations. Even brand new homes can have snagging issues that benefit from professional identification.

Properties in new developments may also be affected by the same local environmental factors as older homes. The underlying geology does not change based on the age of the property, so our surveyors will still assess potential risks from clay soils and advise on any site-specific concerns. For new build properties, a Level 3 Survey provides that extra layer of assurance before you commit to what is likely to be a substantial investment. With new homes in RH20 ranging from £400,000 to £900,000, the investment in a detailed survey is modest compared to the purchase price.

Parts of RH20 fall within conservation areas, including areas of Storrington, Pulborough, and Amberley, where strict planning controls preserve the historic character of the villages. Properties in these conservation areas often include listed buildings ranging from historic farmhouses and cottages to churches and larger country houses. If you are considering purchasing a property in a conservation area or a listed building, a RICS Level 3 Survey is strongly recommended due to the unique considerations involved.

Our surveyors understand the additional complexities that come with historic and listed properties. These buildings may have construction methods that differ significantly from modern standards, including solid walls, original lime plaster, and historic roof structures. We assess the condition of historic fabric, identify where previous alterations have been made, and flag any works that may require listed building consent. The report will also highlight any potential issues with compliance with current building regulations that may arise from the property's age.

Maintaining listed buildings and properties in conservation areas often involves higher costs than standard properties due to the need for specialist contractors and traditional materials. Our detailed report includes an assessment of the property's condition that accounts for its historic status, helping you understand the potential maintenance and renovation costs ahead. This information is invaluable when negotiating the purchase price or planning for future investment in the property.