East Sussex · London and the South East
Gutter Survey in Twelve Oaks
A survey of gutters, valleys, outlets and downpipes in Twelve Oaks, carried out by an experienced roof surveyor. Every survey comes with a written report and photos.
- Rotten fascias or stained soffits
- Cracked or loose downpipes
- Gutters overflowing in heavy rain
About our gutter survey in Twelve Oaks
This survey covers rainwater above ground, from the gutters down to where the downpipes meet the ground. It’s not a CCTV drain survey and we can’t see inside buried drains. Where water seems to be backing up from below ground, the report will say so, with a suggestion to book a separate drain survey. Problems above ground, from split hoppers to leaking downpipes, are photographed and noted. We survey outlets and hoppers, parapet and box gutters and valley gutters, and common reasons people get in touch are joints that drip after rain and water spilling over the gutter edge.
In a village or hamlet like Twelve Oaks, older cottages and farmhouses often sit alongside barns, outbuildings and a few newer houses. Roofs there can be clay tile, slate, stone or thatch, and chimney stacks are often old. We report on everything that’s safely in view, and thatch is a specialist material. On older roofs, it’s usually the chimneys and lead flashings that need work first.
You can share the report with anyone who needs it: a seller or estate agent, an insurer, a roofer, a builder or a managing agent.
- Place
- Twelve Oaks (TN32)
- Region
- East Sussex
- Cost
- From £150 inc. VAT
- Your report
- Emailed report with photos and recommendations
- When we survey
- Monday to Sunday, daytime
- Cover
- PI and public liability insurance
- Call
- 07833 053749
- Page updated
- 27 October 2026
How the survey works
We check the roof from outside and, where it’s relevant and there’s safe access, from inside the loft space too. In the loft, the signs we look for are staining, damp, daylight and sagging. The whole visit usually takes about 1–2 hours for a house, while a commercial roof takes nearer three to four hours. Cottages and farmhouses around Twelve Oaks frequently have roofs at several levels, with lean-tos and outbuildings attached. We work round each section in turn, from the safest viewpoints.
- First, you let us know what you’ve seen, like overflows or damp.
- Gutters, downpipes, fascias and soffits are inspected from safe vantage points.
- Any valley, parapet or box gutters are looked at as far as safe access allows.
- The roof space is checked for water marks if it is safe to get into.
- The findings are written up with photographs and recommendations.
How to prepare
- Make a note of anything you’d like us to look at
- Check pets are kept safely away
- For flats, make sure roof access has been agreed
How to book
Once you know what you need, phone 07833 053749 or use the contact form. From there it’s a case of choosing a package, agreeing the price and fixing a day, weekday or weekend.
Advice
Also near Twelve Oaks
What else we do in Twelve Oaks
Prices for gutter surveys in Twelve Oaks
We confirm the exact price before you book. These are the things that affect it:
- Commercial roofs and larger buildings
- Roof area
- The use of thermal imaging or a drone
- How complicated the roof is, with its valleys, chimneys and parapets
Prices quoted always include VAT, and the report is not charged as an extra. Gutter survey starts from £150, including VAT. Size, height and access decide where your roof falls.
Getting in touch
Before you get in touch, it helps to have:
- Any deadline, like an exchange date
- The address and postcode of the property
- Photos of the roof, taken safely from ground level or a window
- The reason for the survey, such as buying, a leak or storm damage
Unsure which package suits your roof? It’s easiest to call 07833 053749 or email us and describe the roof and what’s worrying you. We’ll talk you through the options and what they cost.
What a gutter survey looks like in Twelve Oaks
Older houses across Sussex often have handmade clay tiles, and many have tile-hanging on their upper walls. A few old Sussex buildings still carry heavy Horsham stone slabs, and the county’s older buildings include oast houses and Wealden hall houses. Knowing the covering helps explain which parts of a roof are likely to need work first. With Bateman's about 2.4 miles north-west, Twelve Oaks sits in an area with a long building history. On older houses around here, roofs frequently carry the marks of earlier repairs, from replaced slates to new lead, and the council can say whether a home is in a conservation area.
If yours is one of the older homes in the streets near The Parish Church of St Thomas A Becket, its roof may have old fixings, lead flashings and chimneys that need a closer look.
Twelve Oaks is about 8 miles north of Bexhill-on-Sea, in East Sussex. From houses to flats and shops in Twelve Oaks, the roof can be surveyed on a weekday or at the weekend. Across East Sussex, we cover Twelve Oaks. Maidstone is in our area too.
Here we cover the TN32 postcode area for gutter surveys. We also cover the places around Twelve Oaks: Hollingrove (1 mile north-east), Brightling (1 mile north), Oxley's Green (1 mile north), Netherfield (2 miles south-east) and Penhurst (2 miles south). Further out, we also cover Eastbourne (13 miles south-west), Hastings (9 miles south-east), Bexhill-on-Sea (8 miles south), Hailsham (9 miles south-west), Crowborough (12 miles north-west) and St Leonards (10 miles south-east).
Near you in Twelve Oaks
Twelve Oaks’s nearest station is Robertsbridge station, about 3.4 miles north-east. Other landmarks nearby include Old Castle (2.3 miles west). Green spaces nearby include Senlac Hill.
Signs you need a gutter survey in Twelve Oaks
Some gutters may be too small, or have too few downpipes, for the roof they serve. Added roof area from an extension can load an older gutter and the weakness shows in a heavy downpour.
Look out for signs like these:
- Leaking or loose downpipes
- Blocked outlets and hoppers
- Overflowing eaves gutters
- Gutters that have fallen out of line
For landlords with property near Robertsbridge station, a roof report between tenancies helps plan work before a small defect becomes a tenant’s leak.
Questions to ask before you book
- Which viewpoints they use to see the roof
- What the survey won’t cover
- Will they check the loft as well as the outside?
- Whether any drone flown is registered with the CAA
Useful tips for Twelve Oaks property owners
These tips come from what we see on roofs every week, before and after a survey:
- Leave gutter checks at height to someone equipped for it
- Don’t leave hidden gutters out of a clear-out
- Check that downpipes are firmly fixed to the wall
- Look for green streaks or damp patches on walls
If we think the problem lies underground, we’ll say so, so you can arrange a drain survey. We also note anything else we spot on the roof while we are there.
Get trees and climbers near the eaves trimmed back by someone who can do it safely. Less debris means fewer blocked outlets.
Common questions in Twelve Oaks
Is my home in Twelve Oaks listed or in a conservation area?
Start with Historic England’s list for listing and your council for conservation areas. Either can affect what roof work is allowed, so it is worth checking before planning any.
Is Twelve Oaks within the area you cover?
We do. A small place gets exactly the same survey as a big one.
Can you give me structural calculations?
No. We point out what can be seen, such as sagging or deflection, but we’re not structural engineers and don’t carry out calculations. Where an engineer is needed, we say so in the report.
Will you look at parapet and box gutters as well?
Yes. These gutters frequently cause leaks indoors when they block, so they’re an important part of the survey. Some may only be partly visible, and the report says so.
When is the best time for a gutter survey?
Any time of year works. Before the wetter months gives you time to plan any work, and a wet spell can show where gutters overflow.
How long have you been surveying roofs?
We have more than 20 years’ experience and have carried out more than 5,000 surveys across London and the South East.
When does the report arrive?
That depends on the survey you book: the Basic Survey report arrives within 48 hours, the Standard Survey in 24 to 48 hours and the Premium Survey the same day. The report is emailed to you.
What we look for on each type of roof
Cast iron gutters
Cast iron gutters and downpipes are found on many older buildings. They last well when painted, but rust where the paint fails.
Lead-lined valley and parapet gutters
We check the lining, the joints and the outlets as far as they can be seen safely. Lead is also a target for theft.
What a gutter survey does not cover
A survey is a close look at the gutter, but it cannot do everything. The main limits are:
- Asbestos testing of old gutters, downpipes or soffits
- Gutters out of sight from every safe vantage point
- Rot or damp concealed behind fascias or inside walls
If you’re not sure which survey you need, ring 07833 053749 or email us and we will give you a straight answer before booking. What our survey covers.
Roofs we survey in Twelve Oaks
- Parapet and box gutters
- Fascias and soffits
- Eaves gutters
- Valley gutters
- Downpipes
- Outlets and hoppers