Building Surveyors in Hastings

Level 2 & 3 Surveys in St Leonards for Period Homes

Thousands of homes inspected across St Leonards and the surrounding area.

Local Surveyors with Extensive Knowledge of St Leonards

St Leonards-on-Sea has a very different character to much of Hastings. It was originally planned as a fashionable seaside development, with formal terraces, gardens, villas and seafront buildings rather than simply growing street by street. Known as Burton St Leonards after the original developer James Burton, following large developments in London, from 1927/8. A second phase of Burton St Leonards was begun in 1850 by his son, Decimus. David Witcombe is a member of the Burton St Leonards Society, which has excellent resources on its website.

Learn More About Our Level 3 Building Surveys

Why choose Witcombe Surveyors?

Chartered Building Surveyor

Thousands of surveys completed across St Leonards

MSc in Building Conservation

Specialists in period, Listed and heritage properties

RICS Regulated

Detailed advice for older, larger and higher-value properties.

Unique houses

David has surveyed many original Burton St Leonards houses including The Masonic Hall, several houses in The Mount, Maze Hill, The Lawn, Quarry Lodge; and The Bath House- an original swimming pool now converted to a house.

David advises buyers moving into the area from London, Brighton and elsewhere. Many are attracted by the architecture and the sea, but older coastal buildings can come with repair liabilities that are not obvious during a viewing.

View over St Lewonards gardens showing several houses we have surveyed

Neighbourhoods full of character

The planned seaside character is still visible in Burton St Leonards, around the Marina, Maze Hill, The Lawn, The Uplands, St Leonards Gardens and the surrounding streets. Further east, central St Leonards has its own feel, with Norman Road, Kings Road, London Road and Mercatoria now attracting buyers who like the independent shops, cafés, galleries and slightly more relaxed feel compared with other parts of the town.

Unrivalled local knowledge

David made the move from Hastings to West St Leonards just before the Covid lockdown. Since moving to the area, he has found that the Combe Valley Country Park is a hidden gem with migratory birds visiting the wetland areas, and excellent off-road running trails that stretch all the way to Crowhurst.

St Leonards has a rich mix of Victorian terraces, listed buildings, converted townhouses, seafront apartments, 1930s houses, maisonettes above shops, and large period homes.

Why St Leonards-on-Sea Properties Need Careful Inspection

St Leonards-on-Sea has a particularly interesting building stock. The oldest planned parts of the town include early Victorian seaside architecture, while later expansion added Victorian terraces, shops, villas, apartment buildings and seafront blocks. Further inland, areas such as Bohemia, Silverhill and upper St Leonards include a mixture of Victorian, Edwardian, 1930s and later housing.

Older properties may include solid masonry walls with render, lime mortar, slate roofs, clay tiles, timber sash windows, balconies, parapets, chimney stacks, suspended timber floors, cellars, lower ground floors and historic roof structures.

The later 1930s semis can suffer from cavity wall tie corrosion, detachment of bays and lack of restraint to hipped roofs.

These buildings can perform well when maintained with suitable materials and good detailing. Problems often arise when buildings have been poorly altered, when maintenance has been deferred, or when inappropriate modern cement-based repairs have trapped moisture in traditional walls. Many St Leonards properties are also exposed to wind-driven rain and salty sea air.

Cracking Advice

Dampness in solid walls, lower ground floors and converted buildings

Many older St Leonards buildings were not built with modern cavity walls. Dampness may be linked to defective rainwater goods, cracked render, leaking parapets, raised external ground levels, poor ventilation, inappropriate gypsum plaster, blocked air bricks or unsuitable modern damp-proofing.

In converted buildings, dampness can be more complicated because modern linings can conceal dampness, and there can be concealed timber decay.

The survey aims to identify the likely source of moisture rather than simply labelling a wall as “damp”.

Render, balconies and coastal exposure

St Leonards has many rendered buildings, particularly around the seafront, Warrior Square, Burtons’ St Leonards and central St Leonards. Render can protect a building when it is well detailed and maintained, but cracked, hard cement render can trap moisture and lead to dampness.

Balconies, cornices, parapets, projecting details and metalwork are particularly vulnerable near the sea. Defects in these areas can be expensive because repairs often require scaffolding, specialist contractors and coordination with freeholders or managing agents.

Roof, chimney, parapet and flat roof defects

Many older St Leonards buildings have complex roof forms, including double-pitched roofs with central box gutters and butterfly roofs; high parapets, chimney stacks, valleys, and areas of flat roofing. Defects can include slipped slates, failed flashings, blocked gutters, leaking parapets, defective valleys and deteriorated chimney stacks.

Small high-level defects can lead to significant internal dampness and timber decay if water has been entering the building over time.

Timber decay and poor ventilation

Older properties often contain suspended timber floors, timber lintels, traditional roof structures, sash windows, fascias, bargeboards and external joinery. These areas can be vulnerable where moisture is present or where ventilation has been reduced.

Sub-floor ventilation, external ground levels, previous alterations and blocked air bricks can have a major effect on older buildings. This is particularly important with lower ground floor flats, converted houses and properties built into sloping sites.

Inappropriate Modern Repairs

Modern cement pointing, hard render, injected damp-proofing, sealed internal finishes and unsuitable replacement materials can sometimes make older buildings perform worse.

Traditional buildings often need breathable repairs using lime and careful maintenance rather than quick modern treatments such as waterproofing plaster. We may recommend lime-based repairs, improved ventilation, timber repairs, breathable internal linings such as wood wool slabs and lime plaster, or removal of materials that are trapping moisture rather than solving the problem.

St Leonards Areas and Property Types We Survey

We carry out building surveys across St Leonards-on-Sea and the surrounding area, including Burton St Leonards, Warrior Square, Norman Road, Kings Road, London Road, Mercatoria, Marina, Maze Hill, Bohemia, Silverhill and West St Leonards.

Property types range from early Victorian seaside buildings to neat terraces, townhouses, period flats, seafront apartments, listed buildings, 1930s semis and more modern homes.

Cracking Advice

Burton St Leonards, Marina, Maze Hill and The Lawn

Burton St Leonards is one of the most important historic parts of the town. It was originally planned as a high-quality seaside development, with formal terraces and impressive large villas.

These are David’s favourite areas for Level 3 Building Surveys. Often very interesting, individually designed houses; he feels they are houses that have been well designed to live in, often considering garden and sea views.

Properties around Marina, Maze Hill, East Ascent, West Ascent, The Lawn, The Uplands, St Leonards Gardens and nearby roads may be Listed, within a conservation area, or of particular architectural interest.

These buildings often require careful survey advice. They may include rendered elevations, parapets, balconies, complex roof forms, traditional windows, historic joinery, older drainage arrangements and previous alterations. Repairs can be expensive because of access, exposure, heritage sensitivity and the need for suitable materials.

For buyers, Burton St Leonards can be extremely attractive, but it is not an area where I would usually recommend a basic survey if the property is older, listed, converted, altered or in poor condition. A specialist surveyor is needed to provide the due diligence advice you need prior to purchase.

West St Leonards, West Marina and Grosvenor Gardens

West St Leonards has a mixture of seafront buildings, very large houses on Albany Road and The Green. The 4-5 storey houses on Albany Road benefit from incredible sea views out to Beachy Head. David has inspected the large detached house Caple ne Ferne originally built in 1879, now separated into apartments. He has also undertaken two-day surveys on a 7-bedroom house, and a care home converted into a single dwelling. If you are buying a house in Albany Road, David knows the variety of properties very well.

The area around Filsham Road and Branksome Road was developed in the 1920s and 1930s, with the golf course to the west of this now built over with Gleneagles, Sunningdale and Carnoustie Drive- a nod to the past use of the land.

This area is well served for rail travel with both West St Leonards and Warrior Square train stations within walking distance. This makes the area popular with professionals working from home, but who may travel to work in London a day or two a week.

Common defects in this area include deteriorating roof coverings, wall tie corrosion and water penetration from wind-driven rain.

For buyers, West St Leonards can offer more space and value than some central areas, with some very big gardens for a town setting, whilst in walking distance of central St Leonards and the beach.

Silverhill, Bohemia and North St Leonards

Silverhill and the upper parts of St Leonards include many 1930s houses, semi-detached homes, bungalows, later terraces and some older properties. These homes can sometimes appear more straightforward, but they are now old enough for age-related defects to be common.

Typical issues include cavity wall tie corrosion, roof covering deterioration, chimney defects, dampness around ground floors, cracking, poor ventilation, dated services, poorly detailed extensions and defects to older render or brickwork.

Bohemia sits between Hastings town centre and central St Leonards. It includes a mixture of Victorian houses, larger older buildings, and on Bohemia Road, much of the original shop-fronted three-storey buildings have been fully converted into houses or flats. Historic photos of this area show a mix of independent shops.

The area around Bohemia Road, Summerfields and the roads leading towards St Leonards can include larger older properties with complex roofs, cellars or lower ground floors, mature trees, retaining walls and altered layouts.

A Level 2 survey may be suitable for some more conventional houses in this area, but a Level 3 survey can be more appropriate where the property has been extended, altered, is in poor condition, or where significant repairs are already visible. The Level 3 survey also includes advice on maintenance issues and estimated costings for repairs.

Looking for a survey in St Leonards?

Whether you’re buying a 1950s semi, Victorian terrace, a Listed building or a family home near the seafront, we’ll recommend the most suitable survey for your property.

Request a Survey Quote

Listed Buildings and Conservation Area Properties in St Leonards-on-Sea.

St Leonards contains several conservation areas, including Burton St Leonards, St Leonards West, St Leonards East, St Leonards North, Warrior Square, Grosvenor Gardens and Kings Road.

Conservation areas and listed buildings can affect what alterations are allowed, with some permitted development rights being removed and trees being protected. Works such as replacing windows, changing doors and altering shopfronts may need additional planning permission.

Listed building status applies to the whole building, inside and out, and the garden. St Leonards includes Listed, Victorian and 20th-century buildings, including prominent seafront buildings and architecturally important structures such as Marine Court- a block of flats designed to look like a cruise ship. This is an amazing building, but flat owners experience very high maintenance and service charges, often more expensive than a mortgage on a small flat.

Level 3 Surveys

Buying a Period Property? Our surveys can help identify:

Visible building defects

Alterations requiring approvals

Historic alterations

Issues to raise with your solicitor during conveyancing

Maintenance priorities

Considering a Listed property?

Speak to us about the most suitable survey before you commit to your purchase.

Contact the teamContact the team

Should You Choose a Level 2 or Level 3 Survey?

Choosing the right survey depends on the age, condition and complexity of the property you’re buying. While a Level 2 Home Survey may be suitable for newer, more conventional homes, a Level 3 Building Survey provides a much more detailed assessment of older, altered and higher-value properties.

Level 2 Home Survey	Level 3 Building Survey
Suitable for more conventional properties in reasonable condition	Recommended for older, Listed, altered and more complex properties
Provides an overview of the property’s condition	Provides a detailed inspection with explanations of defects and likely causes
Limited advice on repairs	Detailed repair advice, maintenance priorities and likely repair implications
Lower cost	More detailed report to support informed buying decisions

Level 2 Building Survey

Level 3 Building Survey

When is a Level 3 Survey Recommended?

We generally recommend a Level 3 Building Survey for:

Victorian, Edwardian and period homes
Listed Buildings
Properties built before 1930s
Homes that have been extended or significantly altered
Buildings in poor condition
Larger or higher-value properties
Homes where visible defects are already apparent

Although a Level 2 Survey is less expensive, it may not provide enough detail for an older property. Repair costs can quickly outweigh the initial saving if significant defects are only discovered after you’ve completed your purchase.

If you’re unsure which survey is right for the property you’re buying, we’re happy to review the estate agent’s details and recommend the most suitable option.

Speak to an expert

Not sure which survey you need?

Send us the estate agent’s details and we’ll recommend the most appropriate survey before you book.

Ask for adviceAsk for advice

Why Choose Witcombe Surveyors for Your St Leonards Building Survey?

Witcombe Surveyors is a RICS-regulated surveying practice based in Hastings, specialising in older, period, Listed and historic buildings across East Sussex and Kent.

David Witcombe is a Chartered Building Surveyor with an MSc in Building Conservation and extensive experience inspecting older homes, Listed Buildings and complex residential properties.

Our reports are designed for buyers who want more than a standardised, tick-box survey. We take the time to understand how a building has been constructed, identify the causes of defects and explain the practical implications for repair, maintenance and future ownership.

Whether you’re buying a Victorian terrace, a Listed Building or a high-value family home, our aim is to give you the information you need to make a confident decision before exchange.

Learn more about our team

Why clients choose us

RICS Regulated
Professional surveys carried out by a Chartered Building Surveyor.

Specialists in Older Buildings
Extensive experience surveying period, Listed and heritage properties.

Local St Leonards Knowledge
St Leonards resident and thousands of surveys completed across St Leonards and the surrounding area.

MSc in Building Conservation
Specialist knowledge of traditional materials and historic construction.

Clear, Detailed Reports
Practical advice on defects, repair priorities and future maintenance.

Speak Directly to Your Surveyor
David will contact you after the inspection to explain the key findings before your report is issued.

What our clients are saying …

I can highly recommend Witcombe Surveyors. David has been professional, thorough and knowledgeable throughout the process. As well as being quick to provide feedback, he has offered help with next steps and shared contacts. He has been kind and efficient. We feel it has been good value for money, and given us really useful,detailed and important information.

Ms J- St Leonards

Level 2 Survey

David performed a very thorough Level 3 survey. He was also very clear and practical in terms of the advice provided. The survey was highly detailed and informative and was incredibly helpful. It is clear that David is an expert and that he is a conscientious and thorough professional. This was the gold standard of surveys. I would always recommend David as a surveyor.

Mrs A- Hastings

Level 3 Survey

If you are buying a Grade II listed property, then you really should engage surveyor, David
Witcombe. He helped us to dodge a bullet when buying an 18th Century property in Tenterden.
With his expert knowledge of old houses, and keen eye, he embarked on a forensic
examination of the house over the course of 4 hours.

As fate would have it, we immediately found another Grade II listed house in a better
location in Tenterden and, with some trepidation, asked David to survey it.
This time David gave a big thumbs-up, uncovering just the normal level of repairs that you would expect for a property that’s over 250 years old.

Mr B.- Tenterden

Level 3 Listed Building Survey

Examples of Issues Identified During Our Surveys.

Every property is different, but these examples illustrate the type of defects a detailed Level 3 Building Survey can uncover before you commit to a purchase.

1930s house in West St Leonards.

An attractive detached house in west St Leonards was not suffering from any fundamental defects but had some defects which are common in properties of this type and age. The main repairs needed included:

- Ageing roof coverings with slipped tiles and evidence of deterioration to battens and fixings.

- Cavity wall tie corrosion and masonry defects

- Elevated damp readings to the front bay/dining room wall, linked to a leaking drainage gully.

- Lead incoming water supply pipe, recommended for replacement.

For this type of property, the aim of the survey is not to discourage purchase, but to make sure the buyer understands the building and the maintenance commitment involved. The defects highlighted were all investigated and repaired by my client as part of their modernisation project.

Grade II Listed four-storey terraced seafront house

A survey of a promenade and sea-facing substantial house. Here my client was expecting to have to carry out repairs but instructed us to provide a report outlining the most important repairs. Defects found included:-

Significant water penetration and timber decay associated with the box gutter behind the parapet, with replacement of the gutter and associated roof timbers recommended.
Extensive dampness affecting the lower ground floor, requiring major renovation works.
Deterioration to the front balcony structure, including decayed supporting timbers, corrosion, defective balcony roof coverings and the need for structural engineering input.
Widespread deterioration of sash windows and external joinery
Dampness within upper floor walls, ceilings and floor joists, creating a risk of timber decay and potential dry rot.

Large Villa located in the original Burton St Leonards Area

A survey of a period villa found a lack of maintenance and modern materials leading to damage including :-

Significant dampness and water penetration within the basement.
Damp penetration around the entrance door and within dry-lined walls
Timber decay affecting windows and the rear sunroom.
Risk of concealed timber decay to basement and ground-floor suspended floors.
Roof and box gutter defects leading to timber decay

This type of advice is particularly important where a buyer is purchasing a larger older building and here my client was able to negotiate on the large amount of repairs needed, and was fully aware of what to expect moving into the house.

Frequently Asked Questions

Buying a property in St Leonards? Here are answers to some of the questions we're most often asked about building surveys, historic homes and local property issues.

Should I choose the cheapest survey quote?

Not usually if you are buying an older, complex or expensive property. A Level 3 survey can take us between four hours and two days, depending on the size and complexity of the house. We also allow many hours of office time to prepare the report, ensuring our advice is clear.

The report includes our survey notes in an appendix, but we also take the time to summarise our findings within each section, such as roof structure, and a more concise, to-the-point overall summary. All our summaries are individually dictated and typed. We do not use AI-generated summaries for client advice. We also use minimal standard clauses, whereas cheaper surveys can tend to be a tick-box exercise with minimal reflective thought.

Do you cover Hastings Old Town, Blacklands, West Hill and St Leonards?

Yes. We know these areas extremely well and cover Hastings, St Leonards-on-Sea and the wider East Sussex and Kent area, with particular experience in older, period, listed and conservation-area properties.

Can I speak to the surveyor after the inspection?

Yes. David will always call you after the inspection to let you know the main points. The report is usually sent out within a week of the inspection.

Do you inspect roofs and chimneys?

Yes, we inspect roof coverings, chimney stacks, flashings, valleys, gutters, downpipes and roof spaces where access is available. We regularly use a 9 m tall camera pole to inspect hidden areas and are currently undertaking drone training for future inspections

Can you inspect dampness in older Hastings properties?

Yes. Dampness in older buildings needs careful interpretation. We look for likely causes such as roof leaks, defective gutters, raised ground levels, poor drainage, hard cement render, inadequate ventilation, condensation and unsuitable modern repairs.

Is a Level 3 survey suitable for listed buildings?

Yes. A Level 3 Building Survey is usually the most appropriate survey level for a listed or historic home. It can help identify visible defects, maintenance issues and areas where further legal, planning or conservation advice may be needed.

Do I need a Level 3 Building Survey for an older house in Hastings?

In many cases, yes. A Level 3 Building Survey is usually the better choice for older, larger, altered, listed, unusual or higher-value homes. Hastings has many properties where construction type, dampness, roof condition, previous alterations and maintenance liabilities need more detailed consideration.

Request a St Leonards Survey Quote

If you're buying a period property in St Leonards, we'll recommend the most appropriate survey for the property and provide a quotation based on its size, age and complexity.

Request a Survey QuoteRequest a Survey Quote