Does the survey involve any invasive investigation?

A Level 3 Building Survey is a visual inspection and does not involve invasive investigation or opening up the structure of the property. However, accessible areas such as roof spaces or floor voids may be inspected where it is safe and practical to do so.

My house has cement mortar pointing. Is that a problem?

Many older buildings were originally constructed using lime mortar, which allows the structure to breathe and accommodate small movements. In some cases, cement mortar may have been used during later repairs or repointing. The survey can help assess whether the mortar used is appropriate for the construction of the building and whether it may be contributing to issues such as trapped moisture or deterioration of the masonry.

Do all cracks indicate a serious problem?

No. Cracks can occur in many parts of a property, including internal walls, ceilings and external masonry, and they do not always indicate serious structural movement. The survey considers factors such as the location, pattern and width of cracks to help determine their likely cause and whether they are consistent with normal building movement or something that may require further investigation.

RICS Level 3 Building Surveys

A detailed RICS survey providing a clear explanation of defects, their causes and practical guidance on repairs.

Is a Level 3 survey right for your property?

A RICS Level 3 Building Survey provides the most detailed report available for residential properties.

The inspection itself follows the same careful approach as our Level 2 Home Surveys. However, the advice and analysis within the report are more comprehensive. Defects are explained in greater detail, including their likely causes, the implications for the building and the available options for repair or further investigation.

This type of survey is often chosen by buyers who want a deeper understanding of a property’s condition, particularly where a building may require repair, alteration or ongoing maintenance.

Suitable for:

Older properties, particularly those built before 1900.
Properties that have been extended or significantly altered.
Buildings of non-standard construction.
Properties that appear to require repair or refurbishment.
Properties where significant renovation or refurbishment is planned.

May not be suitable for:

Newer properties of standard construction.
Modern flats or houses built in recent decades.
Properties that have not undergone major structural alterations.

In these cases, a Level 2 Home Survey may be sufficient.

What makes a Level 3 survey different?

A Level 3 Building Survey focuses on providing a more detailed understanding of the construction of the building, the defects identified and their likely causes, together with the implications for the property and practical options for repair, further investigation or future maintenance.

This can be particularly helpful where a property may require renovation, alteration or ongoing maintenance. The aim is to help you understand not only what issues exist, but how they may be addressed and what this may mean for the future of the building.

When a Level 3 Building Survey can be particularly helpful

The report can be particularly useful in situations where a property may require closer consideration before purchase.

The following examples highlight circumstances where a more detailed survey can provide valuable insight into the condition of the building and any potential work that may be required.

Future renovations or alterations

Where renovation or alteration is being considered, understanding the construction and condition of the property at an early stage can help buyers plan repairs, alterations or improvements more effectively and avoid carrying out unsuitable or unnecessary work.

Recently refurbished properties

Properties that have been recently refurbished can sometimes appear to be in excellent condition while underlying defects remain hidden. Cosmetic improvements such as new kitchens, bathrooms or decorative finishes may give the impression that the property has been fully updated, when in reality older and unaddressed defects may still remain.

A Level 3 Building Survey looks beyond cosmetic finishes and focuses on the structure and fabric of the building, helping buyers understand whether recent works may conceal underlying issues.

Properties of heritage importance

Properties of heritage importance, such as listed buildings and properties located within conservation areas, require careful consideration due to their age, construction and the materials used.

Repairs and alterations may need to be carried out using appropriate materials and techniques, often by specialist contractors, and certain works may require listed building consent or conservation area approval to respect the character of the building.

listed buildings sheffield sub serv large

Non-traditional properties

Non-traditional properties are those constructed using structural systems that differ from conventional constructions. Examples include concrete, steel or timber-framed systems, many of which were developed as quicker and more economical methods to address housing shortages following the First and Second World Wars.

Certain systems have been designated as defective under the Housing Defects Act 1984, and mortgage lenders may require evidence that an approved repair scheme has been completed before the property can be considered suitable for lending. A Level 3 Building Survey can help identify the construction type, explain common defects and provide guidance on potential repair options.

non traditional sheffield property large sub serv

Arrange your RICS Level 3 Building Survey

To request a quotation for a RICS Level 3 Building Survey, please get in touch and provide the details of the property you are considering.

We review all enquiries swiftly and confirm availability for your survey at the earliest opportunity.