A Level 3 Building Survey is an in-depth property survey that provides information on a property's structure and condition. Previously called the 'Building Survey', this is the most comprehensive survey available and must be conducted by a RICS Surveyor, who will inspect the property before publishing their findings in a report, outlining issues and repair work needed.
You can then use the findings in the survey when deciding your next steps. For example, if a lot of repairs are needed, you can renegotiate a lower offer to reflect the money that will be spent on reparations.
In this guide, we’ll take you through arranging a RICS Level 3 Survey and what to expect from the process.
Why Do You Need a Level 3 Building Survey?
The Level 3 Building Survey can be carried out on any type of property but is ideal for buildings over 80 years old and those with specific and obvious defects.
Property types that need a Level 3 Survey:
Historic buildings such as listed buildings
Buildings over 80 years old
Buildings in poor condition with visible defects like large cracks
Uniquely built precast reinforced concrete (PRC) or unconventional properties
Buildings within conservation areas
Properties with renovation work
Homes without building regulations approval
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What Does a Level 3 Building Survey Include?
The RICS Level 3 Building Survey includes a thorough inspection of the property’s interior and exterior. Once your surveyor has examined all visible and accessible areas of the property, they'll provide a detailed report with their findings.
The report contains the surveyor's advice on further inspections recommended and more detail on specific concerns. A property valuation is not included but can be requested for an additional charge.
A Level 3 Building Survey report will provide the following details:
Structural defects that could be serious
Hazardous materials such as asbestos
Signs of damp within walls
Structural work done without permission
Material the property is made from
Damage to the roof or structural timbers
Assess any threatening trees near the property
Recommend repairs for any urgent defects
Each aspect of the report will be given a condition rating of 1, 2 or 3. Condition rating 1 indicates no repairs, whilst a rating of 3 means urgent repairs are needed. This is called the traffic light system.
What Gets Checked During a Level 3 Building Survey?
A Level 3 Building Survey is non-intrusive, meaning your building surveyor will only look at what’s visible and accessible.
Here is what your surveyor will inspect and report on for the survey:
Internally
- Woodworm and rot
- Dampness and condensation
- Ceilings
- Walls and floors
- Chimney breasts and joinery
Externally
- Roof space: Full inspection of the roof
- Chimneys
- Gutters
- Main walls
- Windows and doors
- Drainage and boundaries
- Boundary walls
- Fences
Other
- Garages and permanent outbuildings
- Conservatories
- Tenure
- Services
To learn more, read: What Does a Surveyor Do During a Survey?
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How Much Does a Level 3 Building Survey Cost?
Level 3 Building Surveys cost an average of £629, based on our data using the average UK property price of £292,000. Your surveyor will determine the cost by looking at the property location, size, and complexity of the building itself.
Here are the average Level 3 survey costs based on property price:
| Property Price | Average Cost (£) |
|---|---|
Up to £200,000 | £446 to £708 |
£200,000 to £300,000 | £497 to £792 |
£300,000 to £400,000 | £500 to £792 |
£400,000 to £500,000 | £539 to £888 |
£500,000 to £600,000 | £536 to £926 |
£600,000 to £700,000 | £659 to £1,124 |
How Long Does It Take?
A Level 3 Survey takes between 4 to 8 hours on average to complete depending on the condition and size of the property.
The report is usually completed and sent to the buyer within 3 to 7 working days via email. However, in some cases, you can have it posted for an extra charge.
To learn more, read: How Long Does a Survey Take on a House?
Do I Need a Level 2 or Level 3 Building Survey?
Both surveys can be used on any property type, but the level of detail is limited in the Level 2 compared to the Level 3. This is reflected in the average costs with a Level 2 costing around £445 whereas a Level 3 costs £629.
Here are the main differences between the Level 2 and 3 Surveys:
| Property Attribute | Level 2 Survey | Level 3 Survey |
|---|---|---|
Property Age | Under 80 years | Any age but best for older properties |
Property Condition | Good condition | Repairs needed |
Extensions and Renovations | Not suitable | Suitable |
Materials Used in Construction | Standard materials | Non-standard materials |
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What Are Other Types of Surveys?
Other property surveys include:
Level 1 Home Survey
The Level 1 Home Survey is a basic survey that reports on the property's condition and blatant hazards. It was previously known as a Condition Report.
Level 2 Home Survey
The Level 2 Home Survey is an intermediate survey best suited for newer properties and buildings with standard construction. It was previously known as a HomeBuyers Survey.
Snagging Survey
Snagging surveys are designed for new build properties. The survey considers the property blueprint as well as the fixtures and fittings.
Home Report
In Scotland, there is a different type of survey known as the Home Report. This is arranged by the seller and is then available to all prospective buyers.
What to Do with Bad Survey Results
Almost every report contains comments on issues and improvements, regardless of its condition and age. If your survey has an abundance of negative findings, you have 3 options moving forward:
Proceed with the sale with no changes
Withdraw from the transaction
Submit a lower offer to reflect any reparations
Since the property is still Sold Subject to Contract (SSTC), you still have the option to renegotiate or pull out of the sale. Level 3 Surveys include cost estimates for repairs which you can then use to determine a lower offer.
Read more on How to Renegotiate a House Price Down After a Bad Survey
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Frequently Asked Questions:
Do Surveyors Look for Japanese Knotweed?
Surveyors will notify buyers of any Japanese knotweed and other invasive plants found during the inspection.
Do Surveyors Look in the Loft?
Surveyors will carry out a loft inspection for Level 2 and 3 Surveys. However, the inspection and findings are more thorough for the Level 3 Survey.
Do I Need A Survey?
Having a Home Survey is optional; however, it is highly recommended as it highlights any specific concerns that may require significant repair. It’ll give you reparation cost estimates that you can then use to lower your offer or pull out of the sale. While the survey adds an extra cost to the buying process, it can save you thousands in the long-term.
Who Pays For It?
In England, Wales, and Northern Ireland, the buyer pays for their survey, regardless of what survey it is. However, in Scotland, the seller must pay for their Home Report which is then made available for buyers.
Finding a Surveyor
Compare My Move matches users with leading surveyors in their local area. Fill in our surveying comparison form to compare up to 6 quotes and save up to 70% on your house survey cost.
Our partners have passed a strict verification process to join our network. For surveyors, this includes being regulated by RICS if they offer Home Surveys. Firms providing Party Wall and Snagging Surveys can be regulated by RICS or the RPSA.
All data unless otherwise stated is based on the average service cost data for Compare My Move users in addition to our own research. See how our data works.
