RICS Level 3 Survey

GET A QUOTE

A Home survey Level 3, previously known as a “Building Survey or Structural survey Report”, is a popular choice of survey suited to most properties over 50 years old of standard construction

What is a RICS Level 3 Survey

It is the most comprehensive of the surveys available for residential properties and will provide a detailed evaluation of a property’s condition.

A building survey is often more accommodating to older and more unique properties and the report is far more extensive and bespoke in detail and inspection, as it also includes inspections of places which are hard to reach.

The Level 3 Building Survey report will describe the condition of each element of the house and identify the property’s defects, their apparent cause, the urgency of repair and maintenance options.

RICS Level 3 Surveys are needed for:

Listed Buildings – a building that is on the Statutory List of Buildings of Special Architectural or Historic Interest
Older Properties – recommended for properties over 50 years old
Buildings constructed in an unusual way, regardless of age
Buildings that you intend to renovate or change
Buildings that have already been renovated or significantly altered

What Is Included In The Rics Level 3 report?

A full Level 3 Building Survey will include:

A building inspection
A full survey report

What gets checked during a Level 3 Survey?

The survey will ensure that a close inspection of the internal and external accessible aspects of the building is conducted. Including inspections of roof coverings, walls, chimneys, windows, doors, grounds, outbuildings and garages, internal cellars,floors, walls, ceilings and joinery.We will assure that your report is extensively detailed and informed.

This includes looking into cupboards and manholes, and an inspection of the services but it does not, however, investigate enclosed or concealed parts of a building, such as sealed roof spaces.

You can request that specific areas of concern are included to cover particular worries that you may have about the property. We will assuredly consider any specific concerns you may have and take care to cover them in good detail in the final report.

In contrast to the Level 2 Survey, there is no specific format for the Level 3 Survey report, so the surveyor is able modify a Level 3 Survey to your needs. However, the “traffic light” rating system is included to rate the findings during the inspection.

The surveyor’s terms and conditions will confirm this once you have provided the go-ahead to complete the inspection for the survey.

What Does a Level 3 Survey Include?

Traffic Light Rating System

Clear visual indicators for defect severity

In-Depth Structural Analysis

Identifies issues like subsidence, damp, and roofing problems

Materials & Construction Overview

Assesses building materials and potential weaknesses

Detailed Repair & Maintenance Guidance

Electrics, gas, plumbing, and heating (visual inspection)

Legal & Safety Considerations

Highlights any potential planning permission issues or non-compliance risks

The RICS Level 3 Survey includes:

Most important and more insignificant defects and what they could mean
Results of tests for damp in the walls
Alterations to supporting walls
Renovations that have occurred without necessary planning permission
Presence of hazardous materials (e.g. asbestos)
Evidence of subsidence
Damage to masonry and roof
Damage to timbers
Large trees close to the property
Woodworm, dry rot, and other damage to timbers
The conditions of existing damp proofing, insulation, and advice on non-tested drainage
Information on the materials used to build the property and any relevant technical information
Recommendations for further investigations on the property

The report, however, will not go into detail about things like heating or electrical equipment, and we recommend all services are tested by an appropriate contractor prior to purchase if proof of recent testing is not available.

What is inspected during the Level 3 Survey:

Internally:

Roof Space Structure, leaks, ventilation, pests and insulation

Ceilings – Cracks, deflection, asbestos

Walls – Cracks, uniform, damp & condensation

Floors – Level, sloping, distortion, condition, creaking
(if not covered)

Fireplaces, chimney

breasts and flutes – Appliances, dampness to chimney breasts

Built-in

fittings – Kitchen / Bedrooms / Office - Condition – Acceptable wear and tear

Woodwork (Staircase and Joinery) – Condition, distortions, creaking, operational, woodworm

Kitchen & Bathroom Fittings - Acceptable wear and tear, ventilation

Plumbing – Taps, stop taps, leaks, cold water tanks, internal visible waste drainage pipes

Heating – Central heating system - We request this is switched on by vendor

Hot Water Heating – Hot water tanks, unvented tanks

Renewables – Solar and batteries, heat pumps

Electrics – Comments on age and recommendations & fittings

Externally:

Chimney Stacks – Capped and ventilated, masonry condition, movement & cracking

Roof Coverings – Deflection, slipped & damaged tiles, moss

Rainwater Goods – Leaking, blocked, damaged, correctly fitted & corrosion

Main Walls and Finishes – Walls plumb, masonry condition and cracking, insulation, damp proof course and subfloor ventilation, render & cladding

Windows – Weathered and rotten timber, Broken glazing , blown glazing units, old style insecure beading, trickle vents - operational

Outside Doors – Condition & operational

Conservatory and porches – Condition, masonry, roof, flashings, damp, ventilation, heating, glazing, floors

Other joinery and finishes – Weathering, asbestos & ventilation

Other Areas:

Garages – Masonry & cracking, roof covering, joinery, asbestos

Permanent fixed outbuilding/s – Condition, masonry & timber, weathering, roof covering

Tenure – Freehold/leasehold, Listed, Conservation area, Rights of way

Services – Electric, Gas, Oil & Drainage

Energy Efficiency – Rating, Insulation, ventilation, heating, lighting and general advice

What You’ll Learn From Your Rics Level 3 Survey

The assessment will assess the exterior and interior and grounds of the property and the condition of the timber, roof, walls and pipes and internal walls, ceilings and fixtures. The goal is to find any potential defects which are or could become significant and costly problems for the buyer.

Condition Ratings

Each section in the report is assessed using the easy to understand ‘traffic light’ system

Condition Rating 3

Serious defects that require urgent investigation, and/or possible replacement or repair.

Condition Rating 2

Less serious defects which require monitoring, replacement or repair

Condition Rating 1

No significant concerns and no requirement for replacement or immediate repair.

How Can a Level 3 Survey Save You Money?

A detailed Building Survey can help you:

Renegotiate the purchase price if defects are found.
Avoid unexpected repair costs by identifying major structural issues early.
Plan renovations effectively with expert guidance on structural work.

Level 2 vs. Level 3 Survey

What happens if the survey finds a problem

Most surveys will find some sort of issue, depending on the type of property. Issues are usually identified with older properties.

If you have any specific concerns when viewing the property, you can highlight these to us before we carry out the inspection.

We are happy to talk through the report with you over the phone after you've received your report. Therefore, if you do have follow-up questions, that would be the time to ask.

Some of the most common things you might want to investigate are:

Electrics
Issues with the roofing
Central heating
Damp
Structural problems which may need an engineer

If we find any of these major problems you may need to take further action, such as:

Instruct a specialist contractor to carry out further investigations prior to purchase
Get a quote from a builder/ professional for major works
Renegotiate the asking price or ask the seller to fix the issues before you complete on the sale

How Long Does A Level 3 Survey Take?

A written report can take two to four days to write up once the physical survey is carried out, which takes up to a full day to complete. The completion time will depend upon the property’s size, complexity and the number of defects found during the survey.

Why a Mortgage Valuation Isn’t Enough

Many buyers mistakenly believe that a mortgage valuation is a survey—it isn’t. A mortgage valuation:

Is conducted for the lender, not the buyer.

Focuses on property value, not condition.

May overlook serious defects. An independent RICS Level 3 Survey provides the clarity you need to make an informed decision.

Common Misconceptions About Level 3 Surveys

“A Level 3 Survey is only for old properties.” – While older properties benefit most, newer homes with structural changes may also require one.

“A mortgage valuation is enough.” – Mortgage valuations don’t assess the property’s condition.

“It’s too expensive.” – The potential savings from identifying issues early often outweigh the cost.

Level 3 FAQs

Do I need a Level 3 survey for a 30-year-old house?
If the property has been altered, has visible defects, or is non-standard in construction, a Level 3 survey is recommended.
Can I use the survey report to renegotiate the price?
Yes, if significant issues are found, you can use the report to negotiate a lower price or request repairs.
How do I book a Level 3 Survey?
Request a Quote: Contact us for a free, no-obligation quote.

Accept the quote and the booking team will process the instruction and book the survey into the diary at the at the earliest convenience

Receive Your Report: Gain valuable insights to protect your investment.

Why Choose Greenvale Home Surveying?

RICS-Regulated Experts: Our experienced surveyors provide thorough, reliable assessments.

Comprehensive, Easy-to-Understand Reports: Detailed yet clear guidance, supported by high-quality photos.

Fast Turnaround: Receive your report within 3 to 5 working days.

Same-Day Quotes, No Obligation: Get a competitive quote with no commitment.

Get Your RICS Level 3 Survey Today

Avoid costly surprises and make an informed decision about your next home. Request a free, no-obligation quote today!