Construction & form
Building age, form, materials, alterations and visible construction details are considered so defects can be interpreted in context.
RICS Home Survey Level 3
Older, altered or more complex property?
A Level 3 Home Survey is the most detailed RICS Home Survey. It provides more extensive analysis of condition and construction, with fuller advice on defects, likely causes, repairs and maintenance where reasonably assessable.
RICS regulated practice More detailed inspection Repair & maintenance advice
More extensive analysis
Construction. Defects. Causes. Repairs.
- building form and materials;
- defect patterns and likely causes;
- repair and maintenance implications;
- further investigation where justified.
Greater depth
More detail where the property deserves more detail
Level 3 is intended for situations where a more extensive assessment of the building's condition and construction will materially help the buyer. It goes beyond simply listing defects by providing more explanation of the building and the implications of what is observed.
The inspection remains non-destructive. Hidden construction, inaccessible areas and services that require specialist testing cannot be fully verified from a standard Home Survey inspection, and appropriate limitations are stated in the report.
What we assess
A more extensive look at condition and construction
The detail is adapted to the property, the visible evidence and the risks identified during inspection.
Defects & likely causes
Significant defects are described in greater depth, with likely causes discussed where they can reasonably be inferred from the inspection evidence.
Repairs & maintenance
The report provides more extensive advice on repair approaches, maintenance priorities and the implications of deterioration or defective work.
Risks & further investigation
Where important uncertainty remains, the report identifies proportionate further investigation or specialist input rather than presenting assumptions as facts.
When Level 3 is useful
Level 3 is often worth considering when:
- the property is older, larger or of unusual construction;
- it has been substantially altered, extended or converted;
- the condition appears poor or there are numerous significant defects;
- you are planning major refurbishment, structural alteration or extensive repairs;
- you want more detailed analysis of defects and repair implications; or
- the property history or construction creates greater uncertainty.
What the report gives you
More explanation behind the condition
Building context
Construction and alterations are considered so the condition is interpreted against the way the property is built.
Defect analysis
Significant defects are described with more detail about likely mechanisms, implications and uncertainty.
Repair advice
Repair and maintenance options are discussed more fully so you can understand the likely scale and sequence of work.
Next investigations
The report identifies where specialist testing, opening-up, engineering advice or contractor quotations should be obtained before commitment or works.
Level 2 or Level 3?
The difference is not simply the number of pages
The key difference is the depth of inspection, analysis and advice appropriate to the property. Level 3 is intended to give more extensive information where complexity, condition or risk justifies it.
Level 2
- focused condition assessment;
- many conventional homes in reasonable condition;
- condition ratings and significant defects;
- proportionate advice and further investigations.
Level 3
- more extensive inspection and analysis;
- older, altered, unusual or complex homes;
- greater discussion of construction and defect causes;
- more detailed repair and maintenance advice.
Common questions
RICS Level 3 Home Surveys
When should I consider a Level 3 survey?
Level 3 is often appropriate for older, larger, unusual, heavily altered or visibly run-down property, or where significant refurbishment or alteration is planned. The actual choice depends on the individual building and your concerns.
Is Level 3 the same as a structural engineer report?
No. A Level 3 Home Survey is a detailed building survey of the property as a whole. If a particular issue requires structural calculations, design, intrusive investigation or specialist engineering analysis, a structural engineer may still be required.
Does a Level 3 survey involve opening up walls or floors?
Not as part of the standard Home Survey inspection. It is a non-destructive inspection. Concealed construction cannot be fully verified unless a separate intrusive scope is expressly agreed and appropriate permissions are in place.
Does Level 3 include repair costs?
The report provides repair and maintenance advice. Detailed contractor quotations and a priced schedule of works are separate exercises unless specifically agreed.
Can I book Level 3 even if the property looks conventional?
Yes, where the extra depth is useful. A conventional-looking property may still justify Level 3 because of age, alterations, condition, construction complexity or your plans for major works.
South East London
Level 3 Home Surveys for older and complex London property
SurveyAll regularly works with Victorian, Edwardian and later residential property across Greenwich, Lewisham, Bexley and Bromley, including altered, extended and traditionally constructed homes.