RICS Level 3 Building Survey in Washington

A Level 3 survey is a visual inspection of the accessible parts of the property, with more depth and more commentary than a Level 2 report. We look at roof coverings, chimneys, walls, windows, floors, loft space, and sub-floor areas where access is safe, then read the building as a whole rather than as a checklist. In Washington, that can mean carstone walls, Sussex brick patches, flint panels, or weatherboarded sections that have all weathered differently over time. The report explains what we can see, what the likely cause is, and how urgent the next step should be.

Our reports also cover maintenance priorities and the likely consequences of leaving defects alone. A loose tile, failed pointing, rotten sill, or cracked render patch may look minor from the road, yet water can get behind it and spread into timber, plaster, or insulation. On a village house near Hamper's Lane or close to The Frankland Arms, a small defect can hide a larger junction problem where an old wall meets a later extension. We spell that out so you are not guessing after exchange.

A Level 3 survey does not involve destructive investigation. We do not lift carpets, open up walls, cut into floors, or carry out drainage CCTV, and we do not test electrical, gas, heating, or plumbing systems. If we see signs that need more than a visual survey, such as movement, damp staining, roof failure, or ageing services, we tell you which specialist to call next. That distinction matters on older Washington properties, because a building can look settled from the lane and still need proper follow-up once you know where the weak points are.

• Roof space and visible timbers
• External walls and pointing
• Windows, doors, and joinery
• Floors, ceilings, and sub-floor areas

Washington's building stock reflects its position on the South Downs edge. Carstone, also known as ironstone, appears in many cottages here, while flint, Hythe sandstone, Sussex brick, and weatherboard also show up across the wider West Sussex area. Each material ages differently, so a report has to look at the wall as a system, not just as an attractive face. Failed mortar, spalled brickwork, slipped tiles, and tired flashings are the kinds of issues that often sit behind the first visible stain.

The geology matters too. The wider county includes Weald Clay, and clay ground can contribute to seasonal cracking or uneven movement even though the local research did not pin down a formal shrink-swell rating for Washington itself. Chanctonbury Ring sits on the parish border on chalk, while Washington Sandpit, Hamper's Lane, Sullington is in Flood Zone 1, so the ground conditions and water risk can change over short distances. A Level 3 report reads the site as well as the house, because boundary drains, slopes, and runoff all affect how a building performs.

We did not find a named conservation area or a listed-building count, so each property has to be judged on its own fabric and history. On older houses near the school or around the lane to the village pub, common defects include damp where ventilation is poor, timber decay in roof edges, cracked render at extension junctions, and wear to external joinery. Leave those issues alone and they can move into plaster, insulation, and hidden timber, which is where the cost starts to climb.

• Carstone pointing and patch repairs
• Roof junctions and flashing
• Timber cladding and sills
• Chimneys, stack movement, and ventilation