RICS Residential Home Surveys &
Energy Assessments Across
Worcestershire, Warwickshire and
the West Midlands
Reliable Home Surveys & Energy Assessments Across the Midlands
At
Greenvale Home Surveying, we provide professional and
comprehensive property surveys and EPCs to property buyers and sellers. Our extensive knowledges ensures you have the information you need to make confident property decisions.
We carry out RICS level 2 and 3 Home surveys.
We carry out primarily RICS Level 3 surveys for older properties and properties with many amendments or in obvious disrepair.
RICS level 2 survey are aimed at post 1980 properties usually of standard cavity wall construction.
Post 1930’s properties were generally built with cavity brickwork, however, foundations remained shallow until building standards requirements improved in the 1980s and 90s, and we frequently find movement and cracking to these properties.
Why do I need a home survey?
A RICS surveyor is crucial when buying a home. Firstly, you don’t want to move into your new home and then discover problems that you weren’t aware of. A survey carried out by a RICS surveyor will ensure that you are aware of the condition of the property before you buy it, and give you an indication of how much maintenance and repair your new home will need once you’ve moved in.
A survey can either seal the deal on a property, stop you buying a home needing more repairs than expected, or lead to renegotiation on the price of the property. At the very least, a building survey will give you peace of mind that you won’t have to splash out on repairs once moved in.
What type of survey do I need?
The building survey you need will depend on the type and age of the property you want to buy - here's how to tell which property survey is right for you.

The differences between a Level 2 Survey and a Level 3 Survey are outlined below:
What’s included in a Level 2 Survey
The Level 2 Survey is the
most common type of housing survey and is likely to be recommended to most
homebuyers. The report covers the entire property, both inside the house and outside.
The Level 2 Survey is suitable for properties less than 50 years old in good condition. The report is written in an easily-understandable standard format and rates the condition of all permanent structures in the property. The report is based on a visual inspection of the house, including damp testing, assessment on timbers and supports, and notes on drainage and insulation. Your surveyor will also give maintenance advice on the property.
- Most suitable for modern, conventional properties, built out of common materials and in reasonable condition.
- Written in a standard format set out by the RICS, providing condition ratings of each element of the property.
- Rates all permanent structures in the property, e.g. garages etc.
- Highlights important problems that could affect the property’s value.
- Will give on-going maintenance advice for the property.
- Provides an overview of the condition based on visual inspection.
- Does not include a valuation.
Survey Cost: Expect to pay between £500-£1000
What is included in a Level 3 Survey?
A Level 3 Survey is the most thorough and detailed survey and can be tailored to your needs. This survey is appropriate for old or large properties, those built with unconventional materials, dilapidated properties or properties that have been extensively altered. If you're buying a fixer-upper, or intend to do a lot of work to your new home, a RICS surveyor would recommend a level 3 Survey.

We will provide a comprehensive report on the building’s structural condition, highlight all physical defects, and advise on potential problems that may arise from hidden faults. Factors like flooring, drainage, piping and wiring will be taken into account, and once complete, your surveyor will be able to continually advise you and your conveyancing solicitor on the best courses of action to take.
Level 3 Surveys are more comprehensive, offering a detailed inspection of the inside and outside.
- Is most suitable for certain properties. Maybe they're older, made of unusual materials like a stone or oak timber frame of period construction, or have had significant building work done to them.
- Provides a detailed report and analysis of the property’s construction and condition. Involving visual checks on accessible areas such as roof or cellar space.
- A full structural survey looks at any issues that might compromise structural integrity of the building. These structural issues could be damp, dry rot, wood worm infestation or any potential hazards such as drainage or large trees close to the structure.
- Can be applied to any age of property. But it is particularly helpful for old, large properties built with unusual materials.
- Beneficial for dilapidated properties and those that have been extensively altered.
- Useful if you plan to renovate or convert the property.
- Advises on defects and repairs.
- Includes advice for future maintenance.
- Does not include a valuation
Survey Cost: Level 3 Survey will vary depending on the type, size and location of the property. Normally, a Level 3 survey would cost around £700-£1500, increasing in cost for large or high-end properties.
Inspection levels taken from the RICS Home standards requirement for inspection.
Level 2
A level two survey will assess the condition of many aspects of a home, with the surveyor spending time investigating the property and the everyday operation of its services. It will not offer detailed advice on any repairs needed.
This level of survey is suitable for a range of properties, although it may not be comprehensive enough for older buildings, buildings that have been extensively altered, neglected properties, or properties built out of unconventional material. If you're not sure whether this level is right for your property, we will be able to advise you.
Level 3
The Level three survey is the most expensive and will provide the most comprehensive assessment of a property. As well as assessing accessible areas, a RICS surveyor will enter concealed areas of a property (if they are safe) to investigate their condition. They will also observe the normal operation of services within the property. Necessary repairs and future maintenance will be discussed along with the issues found. As the most detailed survey, this level is suitable for a property that is old, made of unconventional material (like stone or timber), or has had significant building work done to it.
Windows
Level 2
A RICS surveyor will open and inspect one window on each floor, as long as heavy curtains and /or possessions do not restrict their access to it. If it is the case that there are multiple types of windows, they will assess one of each type, on each floor
Level 3
A RICS surveyor will open and inspect all windows, if heavy curtains and /or possessions restrict their access to a window, they may move them
In all levels, a RICS member can only open windows if they have permission to do so and they have access to keys if the windows lock. They must also inform you of any windows with restricted access.
Roof
Level 2
A RICS surveyor will enter the roof space if safe to closely inspect it, noting areas that are vulnerable to damage and deterioration. They will not move possessions, insulation or secured panels
Level 3
A RICS surveyor will enter the roof space to closely inspect it if safe, noting areas that are vulnerable to damage and deterioration. Possessions and secured panels can be moved (with permission) for a more thorough inspection
Within all levels, the roof space must be no more that three meters above the floor level, or it will not be inspected for the safety of the surveyor. If the roof has been thickly insulated with energy efficient insulation, it may restrict the scope of the survey as it may not be safe for the surveyor to move across it (this will be disclosed in the report)
Floors
Level 2
The RICS surveyor will inspect exposed areas of floor, but they will not lift carpets and floorboards or move furniture. They will open any available hatches to inspect below the floor, but they will never fully enter this area. They will carry out the ‘heel drop test’ on the floors they inspect.
Level 3
The RICS surveyor will inspect exposed areas of floor, they lift loose/unfitted carpets and floorboards or move furniture to gain access to more areas. They will open any available hatches to inspect below the floor. They will carry out the ‘heel drop test’ on the floors they inspect as well as measuring the magnitude of any identified deflection/ slope.
*The ‘Heel Drop Test’ is essentially the surveyor stamping on the floor with their heel and assessing both their bodies reaction and the floors, to test how solid and stable it is
Drainage
Level 2
A RICS surveyor will lift any accessible covers to drains or tanks to visually inspect them but will not observe them in use.
Level 3
A RICS surveyor will lift any accessible covers to drains or tanks to visually inspect them, they will try to observe them in use to assess how functional they are. This is obviously only doable in properties where the drainage system has not been drained or emptied.
At all levels, chambers will not be opened that are in communal areas of a flat i.e. stairwells. Also, if the surveyor can’t see appropriate evidence of good installation/maintenance of drainage within a property, they will likely suggest further specialised testing.
Grounds
Level 2
The RICS surveyor will walk around the grounds and perform a thorough inspection of any external features that they have been asked to view, noting down any limitations they found. They will look at the inside and outside of outdoor structures, and where safe to do so they will use equipment such as ladders to view parts of the grounds they could not see from elsewhere.
Level 3
The RICS surveyor will walk around the grounds and perform a thorough inspection of any external features that they have been asked to view. They will look at the inside and outside of outdoor structures, and where safe to do so they will use equipment such as ladders to view parts of the grounds they could not see from elsewhere. The surveyor will check for any issues that may be costly to resolve and report these to you.
Would you drive a car blindfolded?
Don't take unnecessary risks when buying your next home. Only an independent residential survey is designed to identify the defects in the property you're thinking of buying
About Greenvale
I am a local independent Building Surveyor living in Worcestershire, who has been involved in building assessment since 2007, covering Worcestershire, Warwickshire, Gloucestershire and the West Midlands, primarily "enjoying" carrying out Level 3 Building Surveys on older properties including Tudor Timber framed properties dating from the 16th Century to Georgian and Victorian Solid stone and Solid brick properties upto the 1930's Arts & Crafts & Edwardian properties.
Level 3 surveys are also suitable for larger modern properties with many amendments and/or in poor condition.
Energy Performance Certificates (EPCs)
A legal requirement for selling or renting a property, an EPC evaluates the building’s energy efficiency and provides recommendations for improvement. Our assessments are quick, affordable, and come with a fast turnaround.
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