Homebuyers often ask what a full building survey includes and how deep the inspection goes. This guide sets out what a RICS Level 3 building survey covers, how the work is carried out, and when you should choose this survey for a property in Lincoln, Lincolnshire, Nottinghamshire or nearby.
Quick answer: what does a full building survey include?
- Careful inspection of the entire structure and fabric.
- A full review of the roof, walls, floors and loadbearing elements.
- Checks for damp, timber decay and movement.
- Reporting on older materials and past changes.
- Advice on repairs, future costs and safety concerns.
- Guidance on urgent issues that need action.
- An in-depth written report with detailed comments.
What is a full building survey (RICS Level 3)?
A full building survey, also called a RICS Level 3 survey, is the most detailed inspection available for residential property. It is suited to older homes, larger homes, unusual homes, or homes that have been changed over time. Many buyers in Lincoln and Nottinghamshire use this survey when purchasing pre-1900 homes, rural cottages, converted barns or properties that show wear.
The Level 3 format allows the surveyor to explain defects, likely causes and the steps needed to resolve them. The report also comments on risks that may arise if you do not address the issue.
You can read more about the process on our RICS Level 3 building survey page.
What does a surveyor inspect outside the property?
The external inspection forms a large part of a full building survey. Many older homes across Lincolnshire and Nottinghamshire show wear at roof level, around openings or within the external walls. The surveyor checks for defects, past repairs and signs of age that could affect the structure or the condition of the home.
Roofs
- Roof coverings, including tiles, slates and sheet coverings.
- Condition of ridge tiles, flashings and valleys.
- Roof structure from accessible areas, including rafters and purlins.
- Evidence of leaks, slipped tiles, poor patch repairs or decay.
- Flat roofs, including coverings, edges and drainage.
Chimneys
- Brickwork or stonework condition.
- Flaunching and pots.
- Flashing condition.
- Tilt or lean in older stacks.
Walls and structure
- Brick, block, stone or timber frame construction.
- Movement, settlement and historic cracks.
- Damp staining and vegetation growth.
- Past alterations such as filled openings or non-original cladding.
Windows and doors
- Frame condition.
- Signs of decay in timber frames.
- Operation and fit.
- Seals around uPVC units.
Rainwater goods
- Gutters and downpipes.
- Discharge points.
- Leaks or blockages that may affect walls or foundations.
Foundations and ground
- Visible signs of movement.
- Proximity of trees and vegetation.
- Ground levels and drainage flow around the home.
- Risk of moisture bridging at wall base.
If you need help deciding whether this level of inspection suits your property, contact Lyman Marshall Chartered Surveyors for guidance.
What does a surveyor inspect inside the property?
The internal inspection covers the structure, finishes, fixtures and accessible voids. Many issues first show inside the home in the form of damp patches, uneven floors, or cracks.
Roof space
- Structure including rafters, joists and struts.
- Insulation depth and spread.
- Ventilation and signs of condensation.
- Tank condition if present.
- Rodent activity or debris.
Ceilings, floors and walls
- Cracks and movement.
- Damp staining.
- Timber decay in floors.
- Uneven surfaces suggesting structural issues.
Doors, stairs and joinery
- Loose or worn treads and strings on stairs.
- Settling that affects door frames.
- Decay in skirting or architraves.
Kitchens and bathrooms
- Water leaks.
- Condition of tiles and seals.
- Ventilation.
- Signs of mould or moisture.
Moisture checks
- Damp meter readings to identify moisture in walls.
- Checks for rising damp.
- Penetrating moisture from defects outside.
Heating and electrical observations
A Level 3 survey includes general comments on services from a visual standpoint. It is not a full test. The surveyor notes signs of age, visible wear or safety concerns and may suggest a specialist review.
Services, grounds and outbuildings – what’s checked and what isn’t
A full building survey includes a broad review of the external areas. Many rural homes across Lincolnshire and Nottinghamshire have garages, older outbuildings or large grounds that need attention.
Services
- Visual review of wiring, switchgear and consumer units.
- Visual review of pipework, tanks and boilers.
- Signs of leaks or poor past work.
- Recommendation for specialist tests when needed.
Grounds
- Access routes and paths.
- Retaining walls.
- Boundaries and fencing.
- Drainage features.
Outbuildings
- Garages, sheds or barns.
- Condition of roofs and walls.
- Movement or decay.
- General suitability for use.
If you need valuation advice as part of your purchase, view our property valuation services.
What a full building survey does NOT include
Buyers often assume that a full survey covers every part of the property. The survey is wide-ranging, but there are clear limits. These limits exist to keep the survey safe, consistent and practical for every property type.
- No lifting of fitted carpets or heavy furniture.
- No opening of walls, floors or ceilings.
- No testing of electrics, gas or drains.
- No asbestos testing.
- No chimney CCTV review.
- No valuation unless you request one.
The surveyor may suggest further checks if there is a risk that needs specialist input.
Level 2 vs Level 3 – which survey is right for your property?
Both surveys follow the RICS structure, but the Level 3 survey gives you far more detail. Many buyers in Lincoln and Nottinghamshire choose a Level 2 survey for newer homes and a Level 3 survey for older, larger or extended homes.
You can read more about the Level 2 format on our RICS Level 2 survey page or book a Level 2 survey in Lincoln if you need a clear overview without the extra depth of a Level 3.
| Aspect checked | Level 2 survey | Level 3 survey |
|---|---|---|
| Structure | General overview | Detailed review with explanation of causes |
| Damp | Basic moisture readings | Wider review and impact on structure |
| Roof space | Limited review | Full review of structure, insulation and ventilation |
| Movement | Basic comments | Cause and future risk explained |
| Older materials | General notes | Detailed notes on condition and likely future needs |
| Cost guidance | No detailed advice | Comments on future work and likely scale |
If you are unsure which survey fits your property, get in touch for advice.
How long a full building survey takes and what the report looks like
A full building survey usually takes longer than a Level 2 survey. Older homes, larger homes and extended homes may need more time on site. The surveyor checks each area carefully and records their findings in detail.
Typical timescales
- Small homes: three to four hours on site.
- Medium homes: four to six hours on site.
- Larger or older homes: six hours or more.
The report
The Level 3 report includes:
- A clear summary of urgent issues.
- Detailed sections for each part of the home.
- Photos showing defects or risks.
- Reasoned explanations for defects.
- Guidance on future work.
Many buyers find the Level 3 report helpful when planning upgrades or repairs after completion.
When a full building survey is worth the extra cost
The Level 3 format is the right choice for many older homes across Lincolnshire and Nottinghamshire. These homes often include traditional materials, past structural changes or wear that needs close attention.
- Homes built before 1900.
- Listed homes.
- Rural cottages and stone homes.
- Converted barns.
- Homes that have been extended or altered.
- Homes that show damp, cracking or movement.
If you are buying one of these property types, contact Lyman Marshall Chartered Surveyors for guidance before you proceed.
Frequently asked questions
Is a Level 3 survey worth it for an older home?
Yes. Older homes often show wear that needs a close review. A Level 3 survey gives a complete picture of the structure and the work needed in the future.
Does a full building survey include a valuation?
No. Valuations are separate. You can request valuation support through our property valuation services.
Will the surveyor go into the loft?
Yes, if it is safe and has an accessible hatch. The surveyor checks the structure, insulation and ventilation.
Does the surveyor check drains?
The surveyor reviews visible parts only. A full drainage test needs a specialist.
Can a surveyor lift floorboards?
No. The survey is non-invasive. The surveyor reports on what can be seen and may suggest further checks if there is a concern.
Does a Level 3 survey cover electrics and gas?
The surveyor notes visible issues only. For full testing, you need a qualified engineer.
How long does the report take?
Most reports are ready within a few days. Larger or more complex homes may take longer.
Should I choose a Level 2 or Level 3 survey?
A Level 2 suits newer or simpler homes. A Level 3 suits older, larger or changed homes. Get in touch if you need help deciding.
Does the surveyor comment on extensions?
Yes. The survey includes a review of added sections, including roof and wall connections and changes in material.
Can the surveyor comment on future repairs?
Yes. The report includes guidance on work that may be needed in the coming years.
If you are buying a home in Lincoln, Lincolnshire, Nottinghamshire or nearby and need clear advice, contact Lyman Marshall Chartered Surveyors to book your survey or to discuss your plans before you commit.
