Level 3
Home Survey Service
Our surveyor will make a visual inspection of the inside and outside of the property, all permanent outbuildings, boundary walls and fences. The surveyor will bring any equipment required, such as ladders, lighting and damp meters, and record visible defects and construction materials.
The Level 3 Building Survey is our most detailed survey. It provides a clear assessment of the property’s condition, probable causes of defects, repair options, priorities and likely consequences if work is not carried out.
What’s included
The Level 3 service goes beyond simply listing defects. It helps you understand how the building has been constructed, why problems may have developed, what should happen next and which decisions need to be made before you commit to the property.
Is this the right survey?
A Level 3 survey is designed for properties where a standard condition report would not provide enough detail. It is particularly valuable when the building’s age, construction, condition or history creates greater uncertainty.
Scope of inspection
The surveyor considers how the different parts of the property work together, rather than treating each visible defect in isolation. The inspection is tailored to the building and focuses attention where its age, materials or condition create the greatest risk.
Walls, floors, roof structure, foundations where visible, construction methods and the likely future performance of the materials used.
Roof coverings, chimneys, flashings, rainwater goods and accessible roof spaces, supported by a drone inspection where conditions permit.
Moisture readings and consideration of penetrating damp, rising damp, leaks and condensation, with attention to the likely source rather than symptoms alone.
A visual review of accessible parts of services and drainage chambers. Services are not formally tested, so specialist checks may be recommended where appropriate.
Accessible permanent outbuildings, retaining walls, boundaries, paths, external levels and visible conditions that may affect the main property.
Visible signs of extensions, conversions or structural changes, plus planning, warranty, boundary and other matters for your legal adviser to investigate.
The inspection is detailed but normally non-destructive. Areas that are concealed, unsafe, locked or otherwise inaccessible will be identified as limitations in the report.
What the report gives you
Instead of only naming a defect, the report explains its probable cause and how it may affect the wider building.
Urgent and serious issues are separated from routine maintenance, with general priorities and likely timescales.
Repair options and the likely consequences of doing nothing are set out in plain English.
Where specialist advice, quotations or legal checks are needed before exchange, the report points you in the right direction.
Use the findings to obtain quotations, plan future expenditure and request cost guidance where that additional service has been agreed.
After receiving the report, you can arrange as many debrief calls as needed to understand the findings, at no extra charge.
Compare the surveys
Both surveys provide an independent RICS assessment. The difference is the depth of inspection, analysis and repair advice.
| What to compare | Level 2 Home Survey | Level 3 Building Survey |
|---|---|---|
| Best suited to | Conventional post-1900 homes in reasonable condition | Older, larger, altered, unusual or run-down properties |
| Inspection and report | Thorough visual inspection with clear condition ratings | More extensive inspection and the most detailed RICS home survey report |
| Construction | General description and condition | Detailed consideration of materials, construction and future performance |
| Defect analysis | Visible defects and matters needing further investigation | Visible defects, potential hidden problems and probable causes explained in depth |
| Repair advice | Guidance on maintenance and further investigation | Repair options, priorities, likely timescales and consequences of inactivity |
| Cost advice | Not normally included | Can be included where agreed as an additional service |
The process
Share the address, age, property type, known alterations and any specific concerns. We will confirm whether Level 3 is appropriate and provide a clear quotation.
A member of our surveying team carries out a thorough visual inspection of the building, grounds and accessible services, using moisture meters and a drone where appropriate.
You receive a structured electronic report with condition ratings, photographs and detailed explanations of defects, repairs, priorities and further investigations.
Read the report, note your questions and speak with the surveyor for as long as needed. There is no extra charge for follow-up debrief calls.
Why Surrey Surveyors?
Surrey contains everything from historic cottages and Victorian terraces to heavily extended family homes and non-traditional construction. Knowing the local building stock helps the surveyor recognise where closer investigation is needed.
Our surveyors grew up in Surrey and understand its property types, common alterations, ground conditions and local building history.
Roofs, chimneys and high-level elements are inspected by drone where weather, privacy, safety and environmental conditions allow.
Electronic moisture readings and condensation assessment help distinguish symptoms from the likely source of moisture.
We have no obligation to an estate agent, lender or vendor. The inspection and report are prepared for you.
Findings are explained clearly and supported with numbered photographs, so you can see what matters and why.
There is no clock on the debrief. Speak with us as many times as needed after you receive the report.
See our work
View a full completed Level 3 Building Survey prepared by Oliver Fletcher MRICS, showing condition ratings, numbered photographs and detailed findings. The property is one of our own and the report is provided as a sample.
Common questions
An RICS Level 3 Home Survey, often called a Building Survey, is the most detailed RICS home survey. It explains how the property is built, describes visible defects and potential problems caused by hidden defects, and gives detailed advice on repair options, priorities, likely timescales and the consequences of leaving work undone.
A Level 2 survey is usually suitable for conventionally built, post-1900 homes in reasonable condition. A Level 3 survey provides a more extensive inspection and deeper analysis, so it is better suited to older, larger, altered, unusual or run-down properties and homes where major work is planned.
A standard Level 3 survey is detailed but non-destructive. The surveyor inspects areas that are safely and reasonably accessible, but will not force open the building fabric, remove secured panels or lift fitted finishes without prior agreement and the owner’s consent. Any important limitations are made clear in the report.
Surrey Surveyors uses a drone to inspect roofs, chimneys and other high-level elements where conditions allow, at no extra cost. Drone use remains subject to weather, privacy, safety and environmental restrictions; if it cannot be used, the report will explain the limitation.
The report explains repair options, priorities and likely timescales. Cost guidance can be included where it has been agreed as part of the service. A market valuation is not automatically included in a Level 3 survey, but it can be requested as a separate additional service.
A Level 3 inspection often takes several hours because the surveyor considers the property’s construction, condition, grounds and accessible services in greater depth. Timing depends on the property’s size, age and complexity. Your surveyor will confirm the inspection and report timetable when arranging the booking.
The report gives you independent evidence about significant defects, likely repairs and further investigations. You can use that information when deciding whether to proceed, obtain specialist quotations or discuss the price with your legal adviser and estate agent, although a price reduction is never guaranteed.
Ready to book?
Call 01932 544569, email enquiries@surreysurveyors.co.uk or use the contact form. We will help you choose the right survey and provide a quotation.
