RICS Level 3 Building Survey
A RICS Level 3 Building Survey provides the most detailed assessment of a property’s condition. It’s recommended for older properties, listed buildings, homes that have been altered or extended, and properties built using non-standard construction, helping you understand the condition of the property before you buy.
Is a Level 3 Building Survey Right for You?
A RICS Level 3 Building Survey is the most comprehensive survey available and is recommended where a more detailed inspection is required.
It is particularly suitable if you’re buying:
- An older property.
- A listed building.
- A property that has been altered or extended.
- A home built using non-standard construction methods.
- A property that appears to be in poor condition.
If you’re unsure whether a Level 2 Home Survey or a Level 3 Building Survey is more appropriate, we’ll explain the differences and recommend the most suitable option before your survey is booked.
What Is Included in a Level 3 Building Survey?
A RICS Level 3 Building Survey provides a comprehensive visual inspection of the property’s condition. The report highlights significant defects, explains the likely causes where possible and provides practical advice to help you understand the property’s condition before committing to your purchase.
External Structure
Walls, roof coverings, chimneys, windows, doors and other external elements are inspected for visible defects and signs of deterioration.
Internal Condition
Rooms, ceilings, walls, floors and structural features are inspected to identify defects, movement and areas requiring repair or maintenance.
Roof Spaces
Where it is safe and accessible, roof spaces are inspected to identify visible defects, deterioration and structural concerns.
Damp & Timber
We’ll identify visible signs of damp, condensation, timber decay and woodworm where present.
Structural Movement
Evidence of settlement, cracking or structural movement is recorded and explained within the report.
Building Services
We’ll comment on the visible condition of electrical, plumbing, drainage and heating installations, although these services are not tested as part of the survey.
Repair & Maintenance Advice
Your report includes practical recommendations for repairs, future maintenance and any further specialist investigations that may be appropriate.
Every report follows the standard RICS format, making it easier to understand the property’s condition and prioritise any work that may be required.
Understanding Your Condition Ratings
Every Level 3 Building Survey includes standard RICS condition ratings to help you understand the significance of any issues identified during the inspection.
Condition Rating 1
No repairs or maintenance are currently required.
Condition Rating 2
Repairs or maintenance are needed, but the issues aren’t considered urgent.
Condition Rating 3
Serious defects requiring repair, replacement or further investigation as soon as possible.
NI – Not Inspected
Some areas may not be accessible during the inspection. Where this happens, we’ll explain why the area couldn’t be inspected.
Optional Survey Enhancements
Every property is different, and some inspections benefit from additional services that provide a more comprehensive understanding of the property’s condition or value.
Depending on your requirements, a Level 3 Building Survey can be combined with one or more of the following:
Drone Roof Inspection
Where safe access to roof coverings, chimneys or other high-level elements isn’t possible from ground level, drone imagery may be used to assist the inspection. This allows our surveyors to obtain a clearer view of areas that would otherwise be difficult to assess during a visual inspection.
Independent Market Valuation
If required, your Building Survey can include an independent market valuation prepared by a RICS Registered Valuer. This provides an assessment of the property’s market value at the date of inspection and can also include an insurance reinstatement cost where appropriate.
Guide Repair Cost Estimates
If requested, we can provide guide costs for significant defects identified during your survey. These estimates are intended to provide an indication of potential repair costs and can be useful when budgeting or negotiating a property purchase.
Where specialist work is required, we always recommend obtaining quotations from appropriately qualified contractors before proceeding.
Properties That Often Benefit from a Level 3 Building Survey
Although every property should be considered individually, a Level 3 Building Survey is often recommended for homes where construction, age or previous alterations require a more detailed inspection.
These commonly include:
- Victorian and Edwardian houses
- Georgian properties
- Listed buildings
- Stone-built cottages
- Timber-framed properties
- Thatched cottages
- Barn conversions
- Properties with flat roofs
- Homes that have been significantly extended or altered
- Non-standard construction
If you’re unsure whether your property requires a Level 3 Building Survey, our team will be happy to advise you before your survey is booked.
Level 2 Home Survey or Level 3 Building Survey?
Choosing the correct survey depends on the age, construction and condition of the property. The comparison below provides a general guide.
| Level 2 Home Survey | Level 3 Building Survey |
|---|---|
| Modern properties | Older properties |
| Conventional construction | Non-standard construction |
| Good overall condition | Extensively altered properties |
| Standard inspection | Comprehensive inspection |
What a Level 3 Building Survey Doesn't Include
A Level 3 Building Survey is the most comprehensive visual inspection available, but there are practical limitations to every survey.
For example:
- Electrical installations aren’t tested.
- Heating and plumbing systems aren’t tested.
- Drainage systems aren’t surveyed unless separately instructed.
- Hidden areas behind walls, ceilings or floor coverings cannot be inspected.
- Furniture, stored belongings and fitted floor coverings aren’t moved during the inspection.
Where further specialist investigations are recommended, these will be clearly explained within your report together with the reasons for the recommendation.
Why Choose Viking Surveyors?
Choosing the right surveyor is just as important as choosing the right survey. We provide independent advice, practical reports and clear communication before, during and after your survey, helping you make informed property decisions with confidence.
Reports Delivered Promptly
Receive your Level 3 Building Survey report within approximately 5 working days of the inspection.
RICS Chartered Surveyors
Every survey is carried out by an experienced RICS Chartered Surveyor, providing independent professional advice you can rely on.
Clear, Practical Reports
Written in plain English with clear condition ratings, practical recommendations and straightforward explanations of any significant defects.
Independent Family-Run Practice
As an independent family-run practice, we provide honest, impartial advice and a personal service focused on helping you make informed property decisions.
Frequently Asked Questions
The time needed depends on the size, age and complexity of the property. Most Level 3 Building Surveys take between three and six hours, although larger or more complex properties may require longer.
Yes. Where appropriate, your report will include photographs to help illustrate significant defects, areas of concern and observations made during the inspection.
Yes. A Level 3 Building Survey provides valuable information about the property’s condition before renovation work begins. Understanding existing defects or structural issues can help you plan future improvements more effectively.
If there is visible evidence of movement, cracking or settlement, this will be recorded and explained within the report. Where necessary, further investigations by an appropriate specialist may be recommended.
If significant defects are found, your surveyor will explain the findings, their likely implications and recommend the next steps. This may include repairs, further specialist investigations or ongoing monitoring where appropriate.
Yes. A Level 3 Building Survey is particularly well suited to older and period properties, where age, construction methods and previous alterations often require a more detailed inspection than a standard survey.
Yes. If you have any questions after receiving your report, you’re welcome to discuss the findings with the surveyor who carried out the inspection to help you fully understand the property’s condition.
Get In Touch
If you're buying a property, arranging a valuation or you're unsure which survey is right for you, we're happy to help. Tell us a little about the property and we'll recommend the most appropriate survey before preparing your quotation.
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Areas We Cover
With offices across England, we carry out RICS Level 3 Building Surveys for home buyers across a wide range of towns, cities and surrounding areas. Use the map below to find your nearest office and the locations it covers.