Our dedicated Level 3 building survey page explains what is included, who it is for, and how to book.
What does a Level 3 survey include? The short answer
An RICS Level 3 Building Survey is the most detailed condition survey defined under the RICS Home Survey Standard. It includes a thorough visual inspection of all accessible parts of the property, including roofs, walls, floors, windows, and services. The report provides detailed advice on the nature and significance of any defects, their probable cause, appropriate repair or further-investigation options, and the consequences of inaction.
A closer look at the property's structure
Unlike a Level 2 survey, which provides a broad overview using a traffic-light rating system, a Level 3 survey is a detailed, narrative examination of the building's fabric. The surveyor looks at the visible structural elements of the property.
This includes examining the load-bearing walls, foundations (where visible), and roof structures. If the property has been altered — such as a chimney breast removal or a loft conversion — the surveyor will inspect these areas closely where accessible and comment on what can be seen.
Damp and timber
Older properties, particularly Victorian and Edwardian homes common in Hampshire and Surrey, are susceptible to damp and timber decay. A Level 3 survey includes a visual assessment for signs of damp, wet rot, dry rot and wood-boring insect activity where accessible. It does not involve invasive damp testing, electronic moisture meter readings as a matter of course, or timber sampling — where a specialist investigation is needed, the report will recommend it.
Roof and exterior inspection
The roof is one of the most expensive parts of a house to replace, making its inspection important.
The surveyor inspects the roof coverings, chimneys, flashings, and rainwater goods from accessible vantage points, subject to visibility, safety and site conditions. For older properties or those with inaccessible roofs, we offer drone roof inspections as an add-on to provide high-resolution imagery of areas that cannot be seen from the ground.
Services and grounds
A Level 3 survey includes a visual inspection of the property's services (gas, electricity, water, heating, and drainage). Services are assessed visually only and are not tested. The surveyor will not lift inspection chamber covers or carry out a drainage test; where a drainage concern is identified, the report may recommend a CCTV drain survey.
The surveyor also inspects the grounds, looking for issues like Japanese Knotweed, retaining wall failures, or large trees that could cause subsidence.
Do you need a Level 3 survey?
A Level 3 survey is usually the more useful choice if you are buying an older or period property, a listed building, a property of non-standard construction, a home that has been significantly extended or altered, or a property you plan to renovate. Age is one consideration but not the only one — the construction, condition, extent of alteration and complexity all matter. Get an instant survey quote today, or read our full guide to what a Level 3 Building Survey includes.