Buyer Guide • RICS Surveys • Survey Scope
When you book a house survey, it helps to know exactly what the surveyor will and won’t look at.
Understanding the scope means you can prepare the right questions and interpret your report with confidence.
A “full survey” typically refers to a RICS Level 3 Building Survey — the most comprehensive residential survey available.
This guide explains what a full survey includes, what it doesn’t cover, and how it compares to a Level 2 Homebuyer Report.
Use this as your reference before you book, so you know what to expect.
Quick answer
A full house survey (Level 3) inspects the structure, roof, walls, floors, services, and condition of all accessible areas.
It does not include invasive tests, specialist engineering assessments, or services testing — but it tells you when those are needed.
Reports run 20–40 pages with detailed defect findings and cost guidance.
Level 2 vs Level 3
Level 2: Standard inspection for typical properties in reasonable condition. 10–15 pages.
Level 3: Full building survey for older, larger, or complex properties. More detailed inspection, more pages.
Not sure which you need? Ask a surveyor.
In this guide
Structure and Fabric
The surveyor begins with the overall structure of the property — the foundations, load-bearing walls, and the building’s general integrity.
What is inspected
- Foundations: Evidence of movement, subsidence, heave, or settlement
- Load-bearing walls: Cracks, bowing, leaning, or signs of structural movement
- Lintels and arches: Condition of supports above doors and windows
- Overall alignment: Whether the building sits level and true, or shows signs of differential movement
- Extensions and alterations: Evidence of poor workmanship or building regulation issues
The surveyor inspects what is visible and accessible. They do not dig up foundations or remove structural elements — this is a visual, non-invasive inspection.
What this means for you: If the surveyor suspects foundation movement or serious structural issues, they will recommend a structural engineer’s report. This is an additional cost but gives you a specialist opinion before you commit.
Roof and Chimneys
Roof condition is one of the most important elements of any survey. Roof problems are expensive to fix and can allow water to enter the property if left unaddressed.
What is inspected
- Roof covering: Condition of tiles, slates, felt, or flat roof membranes
- Ridge and hip tiles: Mortar condition, displaced tiles
- Flashings: Lead or other materials around chimneys, valleys, and abutments
- Gutters and downpipes: Blockages, cracks, leaks, condition of fixings
- Chimney stacks: Structural condition, pointing, pots, and flaunching
- Loft space: Accessible areas inspected for structure, insulation, signs of leaks, and ventilation
- Roof structure: Rafters, purlins, ridge board, and sarking felt condition where visible
The surveyor accesses the loft hatch where it is safe to do so. If the hatch is blocked or inaccessible, this is noted as a limitation in the report.
Common roof findings
- Slipped, cracked, or missing tiles
- Deteriorated mortar or pointing
- Failed flashings allowing water ingress
- Blocked gutters causing damp to internal walls
- Evidence of previous repairs — good or poor quality
- Timber rot or woodworm in roof structure
Walls, Floors, and Ceilings
Inside the property, the surveyor works through each room methodically, looking at the condition of walls, floors, and ceilings.
External walls
- Brickwork, render, or stonework condition
- Mortar pointing — erosion, cracking, loss of adhesion
- Cracks — assessed for type, severity, and likely cause
- Evidence of water penetration or staining
- Cavity wall condition where accessible
- Damp-proof course position and condition
Internal walls
- Cracks — hairline, settlement, or structural
- Signs of damp or water penetration
- Plaster condition — loose areas, hollow sounds, water staining
- Previous alterations that may affect structural integrity
Floors
- Solid floors: cracks, heave, unevenness
- Suspended timber floors: bounce, movement, signs of rot or woodworm
- Sub-floor ventilation (visible where accessible)
Ceilings
- Staining from water leaks — historic or active
- Sagging or movement in lath and plaster ceilings
- Cracks suggesting movement above
Floors and carpets: The surveyor does not lift carpets or floorboards. They report on what is visible and accessible. If concealed areas are a concern, this can be noted for specialist investigation.
Services: Heating, Plumbing, and Electrics
A house survey provides a visual assessment of the services — not a specialist test or certification. The surveyor identifies obvious concerns and recommends further investigation where needed.
Heating
- Boiler type, approximate age, and visible condition
- Accessible pipework condition
- Radiators — visible leaks or corrosion
- Flue and ventilation for gas appliances (visual check only)
Plumbing
- Visible pipes — material type, condition, signs of corrosion
- Hot and cold water services where accessible
- Visible waste and drainage connections
- Evidence of leaks or previous water damage
Electrics
- Consumer unit (fuseboard) location and visible condition
- General wiring — visible sockets, switches, and cable routing
- Signs of inadequate or dangerous installations (visual only)
- Recommendation for a full EICR where concerns exist
The surveyor is not a qualified electrician, gas engineer, or plumber. Where any services concern is identified, they will recommend a specialist inspection or certification.
Damp, Timber, and Environmental Issues
Damp and timber defects are a major focus of any house survey, particularly in older properties where these issues are more common.
Damp
- Rising damp: Water drawn up from the ground through walls — typically identified by tidemark staining, salting, or high moisture readings at low level
- Penetrating damp: Water coming in through external defects — cracks, failed pointing, damaged flashings
- Condensation: Internal moisture due to poor ventilation — often in bathrooms, kitchens, or cold corners
The surveyor uses a moisture meter to assess wall dampness. Where damp is suspected, they will recommend a specialist damp survey before you exchange.
Timber
- Woodworm: Exit holes visible in timber — assessed as historic (inactive) or active
- Dry rot: Fungal attack in timber — identified by fruiting bodies, cracking, or distinctive smell
- Wet rot: Timber softening from moisture — common in window frames, sills, and floor joists near leaks
Other environmental matters
- Invasive plants (knotweed, bamboo) — flagged where visible
- Asbestos — noted in materials likely to contain it (pre-2000 properties)
- Radon — general guidance for high-risk areas (specialist test required)
Asbestos: A Level 3 survey will flag potential asbestos-containing materials (such as textured coatings, insulation board, or pipe lagging). It does not include sampling or testing. If asbestos is suspected, a specialist asbestos survey is recommended.
What a Full Survey Does Not Include
Understanding the limits of a survey is just as important as knowing what it covers.
Not included in a Level 3 survey
- Lifting carpets, floorboards, or moving furniture
- Invasive structural investigation (e.g., opening walls, digging foundations)
- Full electrical installation condition report (EICR)
- Gas safety certificate
- Specialist damp testing (invasive meter readings beyond surface assessment)
- Drain CCTV survey
- Asbestos sampling or testing
- Structural engineering calculations or reports
- Environmental risk reports (flooding, mining, ground contamination)
- Legal searches or title-related checks
None of these exclusions mean the survey is inadequate. They simply reflect that some investigations require different specialists and additional cost. Many can be arranged through our specialist surveys. Your surveyor will clearly recommend which of these to commission based on their findings.
What the Report Covers
After the inspection, your surveyor produces a written report. A Level 3 report is typically 20–40 pages and includes:
- Condition ratings: Each element rated 1 (minor), 2 (needs attention), or 3 (serious/urgent)
- Defect descriptions: Clear explanation of each issue found
- Repair implications: What the defect means and the likely approach to fix it
- Cost guidance: Broad budget estimates (not exact quotes) for significant works
- Further investigation recommendations: Specialist reports the surveyor suggests before exchange
- Legal considerations: Planning, building regulations, or boundary notes where relevant
- Maintenance advice: Preventive tips to protect the property going forward
The report is yours — not the mortgage lender’s. You can use it to negotiate the price, ask the seller to carry out repairs, or decide whether to proceed.
Level 2 vs Level 3: Scope Comparison
| Survey element | Level 2 Homebuyer | Level 3 Building Survey |
|---|---|---|
| Roof exterior | Yes | Yes — more detailed |
| Loft inspection | Accessible areas | Full inspection where accessible |
| External walls | Yes | Yes — includes construction method analysis |
| Internal walls and ceilings | Yes | Yes — more detailed crack analysis |
| Floors | Visual check | Visual check + sub-floor where accessible |
| Damp assessment | Moisture meter checks | More thorough — multiple readings throughout |
| Timber assessment | Visible elements | More thorough — roof timbers, floor joists |
| Services (heating, electrics) | Visual overview | Visual overview — same scope |
| Structural analysis | Basic — notes concerns | Detailed — construction method, movement history |
| Report length | 10–15 pages | 20–40 pages |
| Best for | Standard modern homes in reasonable condition | Period properties, older homes, complex structures |
Which should you choose? If the property was built before 1950, is listed, shows visible defects, or is significantly altered, a Level 3 is usually the right choice. For modern houses in good condition, a Level 2 is often sufficient. If you’re uncertain, speak to a surveyor before booking.
Frequently Asked Questions
Speak to a surveyor about your property
Not sure whether you need a Level 2 or Level 3? LM Surveyors works across Lincolnshire, Nottinghamshire, and surrounding areas. We can advise on the right survey for your property before you book.
Contact us to discuss your options or read our surveying FAQs.
