What services we provide
Our RICS Home Survey Level 3 is the most comprehensive option available. It is designed for properties that need a thorough structural analysis. A fully qualified RICS surveyor carries out this work. Crucially, it goes beyond visible defects. It assesses construction materials and identifies hidden risks. Additionally, it explains the causes of any problems found.
In-Depth Structural Inspection
The surveyor carries out a thorough inspection of the building and grounds. We check all permanent outbuildings and boundary areas. Moreover, we inspect concealed areas like roof spaces and cellars where safe. We pay particular attention to construction materials. Therefore, we can identify parts of the building vulnerable to hidden defects.
Defect Analysis & Repair Recommendations
Unlike a Level 2 survey, this report identifies the probable causes of defects. We also explain the consequences of leaving them unaddressed. The surveyor outlines remedial options and recommends a priority order for works. Consequently, you receive a clear action plan from day one.
Hidden & Potential Risk Identification
The Level 3 survey identifies the risk of hidden defects in areas we cannot fully see. The report explains the nature of each risk clearly. Furthermore, it advises on any further specialist investigations. As a result, you are never left with unanswered questions.
Energy Efficiency Review
Our surveyors provide a professional review of the property’s energy performance. We highlight areas where you can improve efficiency. This helps you understand future running costs and environmental impact.
How we work
Discussion
Before the inspection begins, your surveyor will discuss any specific concerns you have about the property; such as suspected structural movement, damp, previous alterations or extension work so these areas receive focused attention during the visit.
Desktop Study
Your surveyor carries out thorough background research prior to attending, reviewing the property’s construction type, age, local environment and any relevant planning or environmental considerations that may affect the assessment.
On-Site Inspection​
The surveyor carries out a careful and detailed inspection of all accessible parts of the property, inside and out, using professional equipment. Services are observed in normal operation where the occupier permits and it is safe to do so going further than a Level 2 inspection.
Report Delivered
You receive a comprehensive written report with traffic light condition ratings, a full description of construction and materials, defect analysis with probable causes, repair recommendations, risk summaries, energy commentary and where agreed estimated repair costs and timescales.
Post-Survey Support
Once you have reviewed your report, your surveyor is on hand to talk through the findings in detail, help you prioritise any works, and advise on whether any further specialist reports are needed before you proceed with your purchase.
Frequently Asked Questions
Everything you need to know about the RICS Level 3 Building Survey — our most comprehensive report, ideal for older, larger or unusual properties.
What is a RICS Level 3 survey?
A Level 3 survey, often called a Building Survey, is the most comprehensive home survey RICS offers. It provides a detailed analysis of the property’s construction and condition, including the likely cause of any defects, the repairs needed and an indication of the potential consequences of not acting.
How is it different from a Level 2 survey?
A Level 3 goes much further. It’s a detailed, in-depth assessment rather than a general overview, and the report explains not just what is wrong but why, what’s likely to happen if it isn’t addressed, and an outline of suitable repair options. It’s better suited to complex or higher-risk properties.
Which properties need a Level 3 survey?
It’s recommended for older or period properties, listed buildings, properties of unusual or non-standard construction (such as timber-framed, thatched or concrete homes), homes that have been significantly altered or extended, properties in visibly poor condition, and any home where you plan major renovation work.
Is the inspection more thorough?
Yes. While still primarily a visual inspection, a Level 3 is more extensive — the surveyor will inspect the roof space, look more closely where access allows, and investigate defects in greater depth. It does not normally involve opening up the structure or carrying out tests, but the surveyor will recommend specialist investigation where needed.
Does a Level 3 survey include a valuation?
Not by default. A Level 3 focuses on condition and construction. If you’d also like a market valuation or rebuild cost figure, ask us in advance — this can usually be added as a separate service.
Will the surveyor lift carpets or go into the loft?
The surveyor will inspect the roof space and accessible areas, and will look beneath loose coverings where it’s safe and practical to do so. They won’t lift fitted carpets, move heavy furniture or cause damage. Any areas they couldn’t access will be clearly noted.
Is it worth the extra cost compared with a Level 2?
For the right property, yes. The deeper analysis can identify serious issues early, give you a stronger position to renegotiate the price, and save you significant money on unexpected repairs. For a straightforward modern home, a Level 2 is usually sufficient.