RICS Level 3 Building Survey

A comprehensive inspection and detailed report designed to provide buyers with an in-depth understanding of the construction, condition and repair requirements of a residential property before committing to the purchase.

An RICS Level 3 Building Survey provides a thorough, independent assessment of the visible condition of the property. It identifies significant defects, deterioration, maintenance requirements, safety concerns and matters requiring further investigation. The report also explains the likely causes of defects, their potential consequences and the recommended remedial action, helping buyers make an informed decision before exchange of contracts.

The survey is particularly suitable for older, larger, unusual or traditionally constructed properties, as well as buildings that have been substantially altered, extended, neglected or are in poor condition. It is also appropriate where the buyer intends to undertake major repairs, refurbishment or alterations.

Who the survey is suitable for

Older, larger or more complex houses, flats and bungalows
Properties of traditional, unusual or non-standard construction
Buildings that have been extended, altered or converted
Properties that appear neglected, deteriorated or in poor condition
Buyers planning refurbishment, renovation or major repair works
Buyers who require a detailed assessment of defects, likely causes and recommended remedial action before exchange of contracts

A Level 2 Home Survey is generally suitable for conventionally constructed houses, flats and bungalows that appear to be in reasonable condition and have not been extensively altered.

What the inspection covers

Externally

Roof coverings, roof structures where visible, chimneys, flashings and rainwater goods
External walls, finishes, cladding, render and pointing
Windows, doors and external joinery
Extensions, porches, conservatories and other additions
Balconies, parapets, canopies and accessible external features
Boundary walls, retaining walls, paths, patios and accessible external areas
Visible drainage arrangements, inspection chambers and external ground levels
Evidence of movement, cracking, deterioration, weathering or defective previous repairs

Internally

Roof spaces and concealed areas where safely accessible
Ceilings, walls, floors, partitions and internal finishes
Windows, doors, staircases and permanent fittings
Kitchens, bathrooms and sanitary fittings
Visible signs of dampness, condensation, water ingress, timber decay or infestation
Evidence of structural movement, cracking, distortion or deterioration
Alterations, extensions and changes to the original layout, where apparent
Areas requiring further investigation, opening-up works or specialist advice

Services

Services are not tested as part of the survey. However, we undertake a visual assessment of accessible elements of the:

Electrical installation
Gas installation
Heating and hot water systems
Plumbing and sanitary installations
Drainage system

The report will comment on the apparent age and condition of visible installations and advise where specialist testing, certification, servicing or further investigation is recommended.

Typical defects identified

Roof covering deterioration
Dampness and moisture ingress
Defective gutters and downpipes
Cracking and signs of movement
Poorly executed alterations
Inadequate roof ventilation
Ageing windows, boilers and services
Flat roof defects
Timber decay
Drainage concerns
Insufficient fire separation
Missing approvals or certification
Asbestos-containing materials requiring further investigation

Why choose CJC Property Surveys

Inspection undertaken by a Chartered Building Surveyor
Fully regulated by RICS
Direct contact with the Chartered Building Surveyor throughout
Independent advice with no third party influence
Clear, practical reports without unnecessary jargon
Photographic evidence of key defects
Advice on legal enquiries and further investigations
Local knowledge of London, Kent and the South East
Pre-survey and post-survey discussion included.

Condition ratings explained

What is not included

Visual surveys are non-invasive and do not include opening up
Surveys are limited to areas that are safely accessible
Surveys are undertaken without opening up the structure
Surveys are undertaken without lifting fitted floor coverings
Surveys are Undertaken without moving furniture or possessions
We do include structural calculations or reports
We do not carry out an asbestos survey
We do not test electrical, gas or drainage
We do not include a market valuation unless separately agreed

A Level 3 survey versus a mortgage valuation

A mortgage valuation is primarily prepared for the lender to confirm that the property provides suitable security for the loan. It is not a detailed assessment of the property’s condition.

A Level 3 Building Survey is commissioned for the buyer and provides much more detailed advice on defects, risks, repairs and matters requiring further investigation.

A Level 3 survey versus a Level 2 Survey

Level 3 Building Survey

Suitable for older or complex properties
More detailed technical analysis
Explores defects, causes and repair options in greater depth
Recommended for extensively altered or poorly maintained buildings

Level 2 Home Survey

Suitable for conventional properties
Concise, condition-based reporting
Identifies significant visible defects
Suitable where the property appears reasonably maintained

Our survey process

1. Send us the property details

Provide the address, price, property type and contact details

2. Receive a fixed quotation

The quotation will confirm the scope, fee, inspection date and

reporting time frame

3. We arrange access

We normally contact the estate agent or vendor to arrange the

inspection

4. The survey is completed

A Chartered Building Surveyor carries out the inspection and reviews the property information

5. Your report is issued

The report is provided electronically, along with high-resolution photographs and the information request schedule.

Please note:

Whilst we try to obtain all documents associated with the condition or legal & statutory obligations of the property, this is not always possible.

Each and every survey survey instruction includes the opportunity for an online consultation prior to the survey, and after issue of the report.

Our clients are provided with a direct contact to the Chartered Building Surveyor until completion of the conveyancing process.

What our clients receive

A clear summary of the property’s overall condition
Condition ratings for individual building elements
Photographs of important defects and areas of concern
Advice on repairs, maintenance and further investigation
Identification of health and safety risks
Matters for the buyer’s solicitor to investigate
Advice on defects that may affect the purchase decision
Recommendations for specialist contractors or consultants
An opportunity to discuss the findings with the surveyor

Pricing

The cost of a Level 3 Building Survey depends on the property’s size, age, location, construction, value and complexity. We provide a fixed quotation before appointment, with no hidden charges.

Request a Level 3 Survey Quote