RICS Level 3 Building Survey
The RICS Level 3 Building Survey, also known as a Building Survey, is the most comprehensive and detailed property inspection offered under the RICS Home Survey Standards. It provides an in-depth analysis of a property’s construction, condition, and defects, offering clear technical advice and repair recommendations.
This level of survey is ideal for older, larger, altered, or non-standard properties, or where significant refurbishment, renovation, or structural work is planned.
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RICS Level 3 Building Survey – Comprehensive Property Insight for Confident Homebuyers
Know Your Property Inside and Out Before You Buy
Buying a property is one of the most significant financial decisions you will make. Whether you are purchasing a period home, an older property, a building that has been altered or extended, or a property that appears to require renovation, understanding its condition before you commit is essential.
Our RICS Level 3 Building Survey provides a comprehensive assessment of the property's construction, condition and visible defects. It is designed to give you a deeper understanding of the building, identify potential problems and explain the implications of defects that could affect your investment.
With detailed findings and practical recommendations, the survey helps you make an informed purchasing decision and plan confidently for any repairs, improvements or ongoing maintenance that may be required.
What Does a RICS Level 3 Building Survey Include?
A Level 3 Building Survey provides a more detailed inspection and report than a Level 2 Home Survey. The inspection focuses on the property's construction, condition, visible defects and the potential causes and consequences of those defects.
Depending on the property and the areas that are accessible, the survey typically includes:
Roof coverings and structure: Inspection of accessible roof areas and visible structural elements, identifying defects, deterioration, water ingress and potential repair requirements.
External walls and structural condition: Assessment of visible cracking, movement, defective masonry, deterioration and other signs of potential structural concerns.
Internal walls, ceilings and floors: Detailed inspection for visible defects, unevenness, dampness, timber decay and signs of movement or deterioration.
Dampness and timber defects: Investigation of visible evidence of moisture penetration, condensation-related concerns, timber decay and wood-boring insect activity where relevant.
Foundations and structural movement: Consideration of visible signs that may indicate movement or other structural issues, while recognising that concealed foundations are not normally exposed.
Windows, doors and joinery: Assessment of their general condition, defects, deterioration and likely maintenance requirements.
Extensions and alterations: Consideration of visible defects associated with additions or alterations, including areas where further investigation may be advisable.
Services and installations: Visual inspection of accessible parts of the electrical, heating, plumbing and drainage systems, without specialist testing.
Condition and repair advice: Explanation of identified defects, their potential implications, recommended remedial work and areas requiring further investigation.
Maintenance and future considerations: Guidance on repair priorities and ongoing maintenance to help you understand the responsibilities and potential costs of owning the property.
The report provides an assessment tailored to the property inspected, helping you understand not just what defects are present, but why they matter and what steps may be needed next.
Who Should Consider a RICS Level 3 Building Survey?
A Level 3 Building Survey is particularly suitable for:
- Older and period properties.
- Buildings constructed using unusual or non-standard methods.
- Properties that have undergone significant alterations or extensions.
- Homes that appear neglected or require substantial refurbishment.
- Properties where visible defects or concerns warrant a more detailed assessment.
- Buyers who want a comprehensive understanding of the building before committing to their purchase.
- Visual inspection of accessible areas
- Condition ratings for building elements
- Identification of visible defects
- Advice on repairs and maintenance
- Recommendations for further investigations
- Roof space and accessible drainage chamber inspection, where appropriate
- Documents condition and risk
- Easy to understand condition rating
- Identifies construction type and materials
- Identifies energy performance certificate (EPC)
- Future maintenace discussed
- Overall detailed assessment
RICS Level 3 Building Survey
All Level 2 features plus
- More extensive visual inspection
- Detailed assessment of construction and materials
- Investigation of visible defects and their likely causes
- Advice on repair options and consequences of not repairing
- Repair priorities and likely timescales
- More detailed consideration of accessible roof spaces, grounds and other areas
- Thorough inspection of property
- Identifies EPC rating wit comments
- Advice of suitable improvements
- Detailed advise on the implications of defects if left for long and not repaired
- Remidiations outlined
- Futher maintenance discussed
- Repair cost assessment
Level 3 Survey Case Studies
Property Type: Victorian Mid-Terraced House
Survey Type: RICS Level 3 Building Survey
Issues Found: Significant roof defects, deteriorated external masonry, evidence of dampness and localised timber decay.
Scenario: The property was a traditional mid-terraced house constructed in approximately 1890. The buyer was a first-time purchaser intending to undertake a comprehensive renovation and had agreed to purchase the property for £175,000.
Recognising the age and condition of the property, the buyer instructed Chiggy & Lornie Limited to undertake a detailed RICS Level 3 Building Survey before proceeding with the transaction.
The surveyor carried out a thorough inspection of the accessible and visible elements of the property, including the roof, external walls, internal structure, floors, windows and doors. The inspection identified defects to the roof coverings, deterioration to sections of the external pointing, evidence of dampness to internal walls and localised timber decay.
The survey report provided a detailed explanation of the likely causes and implications of the defects, together with recommendations for further investigation and appropriate remedial works.
Result: The buyer received a comprehensive understanding of the property's condition, including the potential costs and priorities associated with the proposed renovation.
Outcome: The buyer was able to make an informed decision about proceeding with the purchase and develop a suitable budget for the necessary repairs and improvements. The detailed RICS Level 3 Building Survey Report provided clear, practical guidance to support the buyer's future renovation plans.
Property Type: Detached House
Survey Type: RICS Level 3 Building Survey
Issues Found: Structural cracking to external masonry, potential movement to the rear extension and concerns regarding the adequacy of previous alterations.
Scenario: The property was a detached house constructed in the 1960s, with a substantial rear extension believed to have been completed several years earlier. The buyer was a family relocating to the area and had agreed to purchase the property for £325,000.
During the initial viewing, the buyer noticed cracking around the rear extension and requested a detailed RICS Level 3 Building Survey to establish whether the defects were significant.
The surveyor undertook a comprehensive inspection of the accessible areas of the property, paying particular attention to the structural condition of the main building and extension. The inspection identified cracking to sections of the external masonry and internal finishes, together with signs that the rear extension may have experienced movement.
The report clearly distinguished between the visible defects and matters requiring further investigation. Recommendations were made for a suitably qualified structural engineer to assess the potential movement and for the buyer's solicitor to obtain relevant documentation relating to the extension.
Result: The buyer was provided with a professional assessment of the visible structural concerns and clear guidance on the further investigations required before proceeding.
Outcome: The buyer was able to seek specialist advice and make an informed decision regarding the purchase, taking account of the potential structural implications and associated costs. The survey demonstrated the importance of identifying and investigating potential defects before committing to a property purchase.
Property Type: Period Detached House
Survey Type: RICS Level 3 Building Survey
Issues Found: Deteriorated roof coverings, defects to traditional masonry, inadequate ventilation and evidence of historic dampness.
Scenario: The property was a detached period house constructed in the early 1900s and retained many of its original architectural features. The buyer was purchasing the property as a long-term family home at an agreed price of £410,000.
Due to the age and traditional construction of the property, the buyer instructed Chiggy & Lornie Limited to undertake a detailed RICS Level 3 Building Survey to assess its condition and identify any significant maintenance requirements.
The surveyor inspected the accessible and visible elements of the building, including the roof structure, external walls, internal finishes, floors, windows and ventilation provisions. The inspection identified deterioration to sections of the roof coverings, defects to the traditional masonry and evidence of historic dampness in selected areas.
The report explained the importance of using appropriate materials and repair methods compatible with the property's traditional construction. Recommendations were provided for maintenance, further investigation and specialist advice where necessary.
Result: The buyer gained a detailed understanding of the property's condition and the maintenance requirements associated with owning an older building.
Outcome: The buyer received a comprehensive RICS Level 3 Building Survey Report, enabling them to plan appropriate repairs, budget for future maintenance and make an informed decision about proceeding with the purchase.
Property Type: Modern Detached House
Survey Type: RICS Level 3 Building Survey
Issues Found: Defective external sealant, localised water ingress, deterioration to roof components and concerns regarding the condition of the external finishes.
Scenario: The property was a detached house constructed in 2008 and was being purchased by a couple seeking a long-term family home. The agreed purchase price was £295,000.
Although the property appeared to be in generally good condition during the initial viewing, the buyers wanted a more detailed assessment of its construction and maintenance requirements before proceeding.
Chiggy & Lornie Limited carried out a comprehensive inspection of the accessible and visible elements of the property, including the roof, external walls, windows, doors, internal finishes and accessible services.
The inspection identified defective sealant around selected windows, evidence of localised water ingress and deterioration to certain roof components. The report provided a detailed explanation of the potential implications of these defects, together with recommendations for repairs and further investigation where appropriate.
Result: The buyers received a clear understanding of the property's condition, including defects that were not readily apparent during a routine viewing.
Outcome: The buyers were able to make an informed decision regarding the purchase and plan for the necessary repairs and maintenance. The detailed report provided reassurance and demonstrated the value of a comprehensive building survey, even for a relatively modern property.
Property Type: Large Detached House
Survey Type: RICS Level 3 Building Survey
Issues Found: Extensive maintenance requirements, defects to the roof structure, deteriorated external joinery, evidence of dampness and concerns regarding previous alterations.
Scenario: The property was a large detached house constructed in the 1930s and had been vacant for an extended period. The buyer intended to undertake a substantial renovation and modernisation project, with an agreed purchase price of £260,000.
Given the property's age, condition and proposed renovation works, the buyer instructed Chiggy & Lornie Limited to undertake a detailed RICS Level 3 Building Survey to identify defects and establish the likely scope of repairs.
The surveyor carried out a thorough inspection of the accessible and visible elements of the property, including the roof structure, external walls, floors, internal finishes, windows and doors. The inspection identified a range of defects and maintenance requirements, including deterioration to the roof structure, defective external joinery, evidence of dampness and areas requiring further investigation.
The report provided a detailed assessment of the property's condition, explained the potential implications of the defects and identified the recommended priorities for repair and further investigation.
Result: The buyer received a comprehensive understanding of the property's condition and the likely requirements of the proposed renovation project.
Outcome: The buyer was able to assess the feasibility of the renovation, obtain specialist advice where required and develop a more informed approach to budgeting and planning. The RICS Level 3 Building Survey Report provided a valuable foundation for the buyer's decision-making and future improvement works.