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RICS Level 3 Building Surveys
A detailed assessment of a property’s construction and condition, with practical advice on defects, repairs and maintenance. Particularly suited to older, altered and more complex homes.
A closer understanding of your property
Older and altered buildings often need a more detailed assessment. A Level 3 survey considers how the property was built, how it has changed and how those changes affect its condition.
We explain significant defects, their likely causes and the repairs or further investigations needed, helping you make an informed decision before buying.
Select a cover to enlarge.
Inside a Level 3 report
Anonymised extracts from a Level 3 survey report.
D1 Chimney stacks
D2 Roof coverings
E1 Roof structure
A dedicated section for your conveyancer
Section H brings together matters for your solicitor or conveyancer to investigate, including relevant approvals, guarantees, boundaries and shared responsibilities.
Forward the full report to your conveyancer and draw their attention to ‘Issues for your legal advisers’, so they can follow up the enquiries identified.
Section H: Issues for your legal advisers
Key risks brought together
Section I summarises the risks identified to the building and people, with references back to the relevant report sections. It helps you find the concerns and recommended actions quickly, alongside the fuller explanations in the report.
Section I: Risks to the building and people
When to choose a Level 3 survey
- Older, listed and historic timber-framed properties.
- Converted buildings, including oasts, barns and chapels.
- Large or complex homes with substantial extensions or alterations.
- Properties showing movement, persistent damp or previous structural repairs.
- Homes in poor condition or where significant renovation is planned.
What we inspect
Within the agreed scope and accessible areas, we assess:
- Construction and condition: the main building elements and how alterations connect with the original structure.
- Defects: visible problems, their likely causes and potential consequences.
- Damp and moisture: signs of water penetration, condensation and timber deterioration.
- Alterations: visible concerns and matters requiring enquiries about approvals.
- Repairs and maintenance: work needed and its relative urgency.
Practical advice on your next steps
Your report explains repair priorities, suitable approaches to maintenance and where specialist investigation is needed. It also highlights matters for your legal adviser to follow up before you commit to buying.
A clear report about your property
Photographs support the findings, with explanations specific to the building. The aim is to help you understand its condition, the significant issues and what to do next.
Support before and after the survey
Before the inspection, we discuss your concerns and plans for the property. Afterwards, we are available to explain the report and answer your questions. This follow-up is included in the service.
Understanding the inspection’s limits
A Level 3 survey is a detailed visual inspection. We do not open up the structure, lift fitted floor coverings or remove linings and insulation. Concealed defects may therefore remain unidentified.
Services are inspected visually rather than tested. We explain any inaccessible areas and recommend further investigations where needed. No survey can identify every defect.
Is a valuation included?
A market valuation is not automatically included. If you need one, tell us when requesting a quotation. Any agreed valuation will be recorded in your quotation and Terms of Engagement.
Considering a Level 3 survey?
Send us the property details and tell us about your plans or concerns. We will advise whether a Level 3 survey is suitable and provide a quotation, with no obligation to proceed.