Building Survey
(Level 3)

Please complete the short form below to access a number of no-obligation estimates for a professional Building Survey (Level 3) in your local area.

Upon completing the form, you will instantly receive the surveyor’s full contact details. You can then check their credentials, reach out to them directly and compare with other firms.

What is a Level 3 Building Survey?

A Level 3 Building Survey is a professional report produced by a Royal Institute of Chartered Surveyor (RICS) approved professional following a full residential property inspection. Property buyers usually seek one out after a seller has accepted an offer.

It is a detailed full structural survey designed for older, larger, dilapidated, problematic, complex / unusual and/or significantly altered properties and usually obtained when buying a property.

Others instruct a building surveyor with new builds or modern properties, should there be doubts over the quality of construction and it’s useful if you’re about to embark on a complete refurbishment and or engage in structural (conversion) work.

The Level 3 Building Survey report contains the following:

• Thorough information on a property’s condition alongside key insights into the physical issues (including the cause, urgency of repair or maintenance and – where possible – remedial works costs)
• Technically impartial information of concern related to the construction, fabric of the building, the property’s condition and any building elements
• Highlighting repairs needed (using a traffic light system based on severity) alongside ongoing maintenance requirements and what may happen if such remedial works are not dealt with
• Potential legal issues (such as building regulations, planning constraints, party wall matters and transport proposals) which you may wish to seek out further advice before purchasing
• Other risk factors and recommendations for any further investigation required

You can use the tool above to access leading RICS-regulated Chartered Surveyors in your area.

It’s worth noting that there is also the RICS Level 2 Homebuyers report – a less detailed, yet popular choice for many.

Different Types of Building Surveyor Qualification

When searching for providers, remember to check that surveyor has MRICS, FRCIS or AssocRICS after his/her name. This will ensure that they follow the strict rules of conduct and standards established to protect customers.

You may also come across surveyors from the Chartered Association of Building Engineers (CABE) who will have MCABE or FCABE after their names as well as professionals from the Chartered Institute of Building (CIOB) who will names will be followed by MCIOB or FCIOB.

Finally, there is the Residential Property Surveyors Association (RSPA) who offer a variety of reports. Note that members of this body are not always chartered surveyors and their qualifications should be cross-referenced with RICS, CABE and/or CIOB.

Click on the link below to see an example of a Level 3 Building Survey which follows the RICS template for residential properties. Note that some surveyors have their own bespoke formats (whilst following the relevant technical guidelines). Most should nonetheless be  be easily understandable and easy to follow (often in a “narrative style”).

Why Would Need to Get a Building Survey?

If you are looking to buy a property, it sometimes makes sense to get a detailed inspection from a professional. This will often avoid potential issues you will end up having after buying, particularly if you – like many – have little or no understanding of the physical aspects of buildings.

Although it’s fairly common for people to rely on a simple mortgage valuation, you will not have the same level of guarantee that could help you prevent against heavy repair costs down the line.

Buyers often obtain Level 3 building surveys when:

• The property is older or has not been refurbished for decades
• It’s a listed building (i.e. on the Statutory List of Buildings of Special Architectural or Historic Interest)
• The property was constructed using unconventional construction methods
• There have been significant works undertaken by an unknown development company (and a lack of clarity surrounding any guarantees or warranties)
• The buyer intends to extend and/or extensively refurbish the property
• The building’s construction is unique and may warrant some investigation to ensure standards have been met.

Although there is not a legal obligation, although some mortgage lenders (concerned about their own security) may insist on one. The building survey may flag up problems that could end up costing you a lot of money which is why many choose to go ahead which may seem like an extra cost (on top of everything else).

What Does a RICS Level 3 Building Survey Cover?

A professional building survey will be delivered in the form of a detailed building visual inspection. Where requested (and usually at an extra cost)

Depending on the size of the property, the surveyor will spend at least a couple of hours inspecting all aspects of the house. Some he/she can spend the whole day, particularly if there property is in a poor condition.

Typically, he/she will look at all parts of the building including the walls, roof, flooring, windows, doors, basement/cellar areas, garages and any outbuildings.

If there non visible and accessible parts of the property, this will be clearly stated on the building survey report. Examples included boarded up or manholed areas such as attics and cellars. However, if the he owner provides access at his/her own expense – then the surveyor will investigate as part of the survey.

It’s worth noting that all surveyors will be thorough as they could be held liable should any issues they have not picked up on. Although they have professional indemnity insurance, making claims against it is an expensive and drawn out process.

You can expect to wait a few days (at least) depending on the workload. We would advise checking the turnaround time, particularly if you are dealing with a fast sale scenario (as we do here at Property Solvers). Indeed, some surveyors can only deliver reports after a couple of weeks which may not work within the required timescales.

Should You Include a House Valuation When Getting a Building Survey?

Most surveyors will offer the option of a property’s valuation when getting a structural survey.

Much will depend on whether you are getting a mortgage lender valuation when buying the property as most will almost always insist on a separate survey to determine the current market value.

This is to make sure the property is worth what the lender is lending (excluding the deposit).

Level 3 House Survey Checks

There are a range of factors that a full building survey report will contain including:

• Assessing existing damp proofing and evidence of rising damp across the property (including potential causes and effects)
• Stability of supporting walls
• Other visible defects throughout the building (including those that could render the property unmortgageable)
• Issues with brickwork (masonry) or other building materials
• Evidence of the property (or aspects of the property) being non-standard construction
• An overview of the services including gas, electricity, plumbing, water supply, heating, drainage and sanitary fittings
• Presence of asbestos and other potential hazardous materials
• Thorough inspection of the property’s structure, roof space and drainage chamber inspections
• Any signs of subsidence, required supporting walls renovations, other structural integrity issues or where further investigations may be required (and who should carry these out)
• Damage to timbers (including issues such as dry rot and woodworm)
• Alerting of any renovation work or extensions that have occurred without the relevant planning permission
• Large trees or other rooted vegetation that could cause potential issues
• Any notable drainage, insulation, condensation or permeability concerns
• Investigations into surrounding land (grounds) such as soil, foundations, trees, external walls
• Under floor area checks
• Energy efficiency and environmental issues (such as flooding or contamination)

Surveyors will not be able to investigate any issues related to plumbing, heating and electrics (due to requiring specialist engineers to diagnose such issues).

The surveyor may make suggestions for more specialist investigations to be undertaken

Check unmortgageable

The detailed report will point out any major defects and particular concerns – such those which could affect the structural integrity of the building. The report will show their cause, and provide recommendations on what the estimated costs of repair. Note, full quotes should be sought to get an accurate picture.

How Much Does a Building Survey Cost?

These surveys will cost the most. You can expect to pay between £500 and £1,000 + VAT for the level 3 building survey. This will depend on the size of the property, the location and how old the property is.

You can use the tool above to access the UK’s leading RICS building surveyors.

Who Will Pay for the Survey?

In most cases, it will be the buyer. However, sometimes sellers seek out these surveys to understand what issues may exist before putting the property up for sale or auction (and minimise the risks of the sale falling through or buyers trying to renegotiate prices).

What Should You Ask a Building Surveyor?

Most surveyors tend to follow the same protocols as they have to adhere to RICS building survey or other professional body standards.

Nonetheless, you may want to check the following:

• The building surveyor’s qualifications and accreditations
• How long the building surveyor has been qualified
• That the surveyor has the appropriate professional indemnity (PI) insurance
• When can he/she undertake the inspection
• How soon can the surveyor complete the report after the inspection (turnaround time)
• How long will the survey take (approximately)
• Whether it’s possible to meet the surveyor and get verbal feedback on the day
• Will the surveyor be completely available to respond to any questions or concerns
• Example reports (see above) and the level of detail (including photography) within them
• Whether the surveyor use specialist pole cameras and drones to access “hard to reach” areas
• Reviews and previous client feedback

Frequently Asked Questions (FAQs)