A roofing survey in Brighton involves a roofer physically accessing the roof to inspect tiles, lead, mortar, battens and felt, then producing a written report with photographs, prioritised findings and indicative costs. Unlike a standard building survey, it includes roof-level access that reveals hidden defects like nail sickness.
What a Roofing Survey Is Not
A standard RICS homebuyer survey or building survey notes obvious defects visible from ground level or through binoculars. The surveyor does not go on the roof. They will note visible displaced tiles, obvious chimney deterioration, or missing lead — but they will not detect nail sickness (invisible from ground level), batten condition (only visible under tiles), failing felt underlay, or the early stages of lead corrosion.
If you've bought a Brighton property based on a building survey and believe the roof was assessed, it's worth understanding what was and wasn't inspected.
Key fact: RICS HomeBuyer and building surveys explicitly exclude roof-level inspection, assessing the roof only from ground level or through binoculars — which is why a dedicated roofing survey uncovers conditions a purchase survey misses.
What a Roofing Survey Involves
Roof-Level Access
A proper survey requires the roofer to be on the roof — not just a view from a ladder. From roof level, it is possible to check tile condition by hand, lift representative tiles to inspect batten and felt condition, check lead condition at close range, and inspect ridge, hip and valley mortar from the correct angle.
Systematic Inspection
A thorough survey covers all roof planes and all roof elements:
- Tiles and slates — condition, mechanical integrity, nail condition (sampled by lifting representative tiles), any signs of carbonation or delamination
- Battens and felt — assessed by lifting tiles in representative locations; checking for rot, moisture, splits
- Lead flashings — condition at all locations: chimney step and apron, valleys, abutments; evidence of corrosion, splitting or separation
- Ridge and hip — mortar condition, tile stability; any evidence of past movement
- Chimney — mortar condition on all faces; pot and flashing condition; any structural concerns
- Guttering and fascias — condition, any blockages, fascia rot at fixing points
- Flat sections — membrane condition, drainage, upstand flashings
Photographic Evidence
Every finding should be photographed. The survey report should include photographs of all defects identified — both to support the quoted work and to provide a record for insurance and future reference.
Prioritised Written Report
The survey should produce a written report that grades findings: urgent (should be addressed within weeks), near-term (within 12 months), and maintenance (within 3-5 years). This allows you to budget and plan rather than receive an undifferentiated list of issues.
When to Commission a Survey
- At property purchase — before exchange, not after. Any significant findings affect the negotiation.
- Every 5 years on properties over 30 years old
- Before any significant repair or replacement decision — you need to know the full picture before committing to a course of action
- After any significant storm — particularly on older properties with known vulnerabilities
- When buying a property with a long history — Victorian and Edwardian properties in Brighton can have layers of previous work that only a systematic survey uncovers
We carry out free roof surveys across Brighton, Hove, Lewes and East Sussex. Call 01273 973 996 to arrange — we provide a written report with all surveys at no charge.
Getting the Right Roofer for This Job
The quality difference between roofing contractors in Brighton is significant — not just in price but in knowledge, specification and materials. For any job involving conservation area materials, lime mortar on Victorian properties, code 5 lead in coastal positions, or nail sickness assessment on older concrete tile, you need a roofer with specific experience of Brighton's housing stock.
The right way to assess a roofer for your job: ask specifically about their experience with your property type and the specific work required; ask for references from comparable recent jobs you can call; verify NFRC registration independently at nfrc.co.uk; get a written quote that specifies materials, not just a price.
What to Ask Before You Book
- Have you done this type of work on similar properties in Brighton?
- What mortar specification do you use on Victorian properties? (Answer should be lime)
- What lead code do you specify for this position? (Code 5 for exposed coastal)
- Can you provide references from similar recent jobs?
- Is your NFRC registration current? (Verify at nfrc.co.uk)
- What does the written guarantee cover and for how long?
We carry out free surveys across Brighton and East Sussex. Call 01273 973 996 to arrange.
What a Good Survey Report Looks Like
A professional roofing survey produces a written report. The quality of that report tells you a lot about the quality of the roofer. Here is what a good report contains, and what to be cautious about if it doesn't.
What Should Be in the Report
A thorough survey report should include: the date of inspection and the name of the inspector; a description of the property type and approximate age; a condition assessment for each roof element — tiles, lead, ridge, hip, valley, chimney, guttering, fascias, flat sections if applicable; photographs of all defects identified; a priority grading for each item (urgent, near-term, maintenance); an indicative cost for each item; and a note on any conservation area or listed building constraints relevant to the proposed work. Each item should be described specifically enough that you can check whether it was actually done after completion.
Red Flags in Survey Reports
Be cautious of reports that: describe the roof generally as being in poor condition without specific itemised findings; quote a single price for "roof repairs" without specifying what work that covers; recommend full re-roofing on properties where a second opinion might identify a repair solution; or contain photographs that don't clearly show the defects being described. A survey report is a document you can use to manage the work and verify it was done correctly — it should be specific enough to serve that purpose.
All our Brighton surveys produce itemised written reports. Call 01273 973 996 to arrange a free survey across Brighton and East Sussex.
Frequently Asked Questions
No. A standard RICS building survey or homebuyer report does not include roof-level access. The surveyor observes from ground level and notes obvious defects. A roofing survey carried out by a roofer involves roof-level access, physical inspection of tiles, lead, mortar and batten condition.
A thorough roof-level survey on a standard Brighton terrace or semi takes 45-90 minutes. Larger properties, complex roofs with multiple valleys, hips and dormers, or properties where specific problems need investigation take longer.
Tile condition and type; nail condition and evidence of nail sickness; felt/membrane underlay condition; batten condition; lead flashing condition at all locations; ridge and hip mortar condition; valley condition; chimney condition; guttering and fascia condition; photographic evidence of all findings; recommended work with priority grading; indicative costs for all work identified.
No — but it's useful to be available at the end so the roofer can walk you through the findings and photographs in real time. The written report follows but an in-person explanation is more useful for understanding what's been found and why.
Last reviewed: 21 July 2026 · Brighton Roofing Experts