What Does a RICS Level 3 Building Survey Include?

Building Survey • Level 3 • What to Expect

A Level 3 building survey is the most thorough survey a homebuyer can commission. But many buyers are not entirely sure what that means in practice — what the surveyor actually looks at, what the report covers, and what they receive at the end.

This guide works through what a Level 3 survey covers, section by section, so you know exactly what you are paying for and what the report will tell you.

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What is a Level 3 building survey?

A Level 3 survey is the highest level of residential survey offered under the RICS Home Survey Standards. It is sometimes referred to as a building survey, a full structural survey, or a RICS Level 3 Home Survey.

Unlike a Level 2 survey, which uses a traffic light condition rating system, the Level 3 is a narrative report. The surveyor writes up their findings in detail — describing what they found, how serious it may be, what is likely causing it, and what may need to happen next.

This approach makes the Level 3 significantly more informative for older, more complex, or unusual properties. It gives buyers a thorough basis for decision-making before they exchange contracts.

You can read a full overview of what is included on our RICS Level 3 Building Survey service page.

What does the surveyor inspect?

A Level 3 surveyor carries out a methodical inspection of the property, working through each element systematically. The inspection is visual and non-destructive — the surveyor does not open up walls or lift sealed floors — but it covers considerably more ground than a standard Level 2 inspection.

Roof and roof structure

The surveyor inspects the roof covering, gutters, fascias, soffits, and chimney stacks from the exterior. Where there is loft access, they will inspect the roof structure from inside — looking at the rafters, purlins, ridge, and any signs of movement, rot, or previous repair. They note the type of roof covering (tiles, slates, felt, lead) and assess its condition and likely remaining life.

External walls and structure

The surveyor examines the external walls, assessing the construction type (brick, stone, render, timber frame), the condition of pointing and render, and any visible signs of movement, cracking, or damp penetration. They look at the line and plumb of walls, the condition of lintels above openings, and whether there is any evidence of structural movement.

Windows, doors, and joinery

Frames, sills, glazing, and external joinery are inspected for condition, fit, and evidence of decay. The surveyor checks whether windows and doors open and close properly, and whether there are gaps or deterioration in the seals and frames.

Internal structure — floors and ceilings

The surveyor inspects accessible floors, checking for movement, springiness, squeaking, or signs of damp beneath. Ceilings are assessed for cracks, sagging, or evidence of water ingress from above. Where suspended timber floors exist, the surveyor will look for ventilation and any visible signs of rot or infestation if access allows.

Damp

Damp is one of the most common concerns in older properties. The surveyor uses a moisture meter to take readings across walls, floors, and other surfaces, and assesses the type and likely source of any damp they identify. Rising damp, penetrating damp, and condensation have different causes and different solutions — a Level 3 report distinguishes between them where possible.

Services — an overview

The surveyor provides a visual assessment of the main services: heating, plumbing, electrics, and drainage. They are not required to carry out specialist testing of services — a full electrical test, for example, requires a qualified electrician — but they note the apparent age, type, and visible condition of installations, and flag anything that may warrant further investigation.

Extensions, alterations, and outbuildings

Any extensions or structural alterations visible during the inspection are assessed. The surveyor notes whether they appear to have been carried out to an acceptable standard and whether there are signs of any issues related to the alteration. Outbuildings within the property boundary are typically commented on where accessible.

What does the Level 3 report cover?

The Level 3 report is structured to give a complete written account of the property’s condition. It covers each element the surveyor inspected and describes what they found in plain English.

For each defect or area of concern, the report typically explains:

• What the surveyor observed
• What they believe is causing it
• How significant it may be
• What action may be needed — repair, specialist investigation, or monitoring

The report also includes sections covering:

• An introduction to the property and the inspection date and conditions
• A summary of the most significant matters identified
• Sections on legal and other issues that may be worth raising with your solicitor
• Risks — including environmental risks such as flooding or ground stability if relevant

Because the Level 3 uses narrative rather than condition ratings, buyers often find the report more detailed but also more demanding to read. A good surveyor will make their findings clear and actionable. If anything in the report is unclear after you receive it, you should be able to contact your surveyor to discuss it.

What a Level 3 survey does not cover

Even a Level 3 survey has limits. Understanding them helps buyers set realistic expectations and know when additional specialist reports might be needed. For the full room-by-room breakdown, see what a Level 3 survey inspects.

A Level 3 survey is visual and non-destructive. The surveyor does not:

• Open up walls, floors, or ceilings to inspect concealed areas
• Test drainage systems or carry out CCTV drain surveys
• Carry out electrical testing to Part P or full wiring inspection standards
• Assess specialist systems such as underfloor heating, solar panels, or bespoke mechanical installations in detail
• Move heavy furniture or personal possessions during the inspection

Where access was not possible — a locked room, a sealed loft hatch, a low-access roof space — the report will note this as a limitation. Where the surveyor identifies something they cannot fully assess, they may recommend further investigation by a specialist: a structural engineer, a damp specialist, or a specialist contractor.

Who is a Level 3 survey most suitable for?

The Level 3 survey is most suitable for buyers who need the most detailed information possible — either because of the type of property, its age, its condition, or their own circumstances.

It tends to be the right choice when:

• The property is an older or period building — Victorian, Edwardian, pre-1960 construction
• The construction is non-standard — stone, render, timber frame, cob, or a converted building
• There are visible defects, cracks, or damp patches already apparent before exchange
• The property has been significantly extended or altered and the quality of the work is unclear
• The buyer wants the most thorough possible assessment before one of the largest financial decisions of their life
• The property is high-value and the consequences of missing a defect would be significant

For buyers who are unsure whether a Level 2 or Level 3 is appropriate for the property they are buying, a conversation with a RICS surveyor before booking is usually the most efficient way to decide.

What happens after you receive the report?

Receiving a detailed Level 3 report can initially feel overwhelming — particularly if several defects are noted. The important thing is to read the summary section first, which typically highlights the most significant matters.

After reading the report, buyers often take one or more of the following steps:

• Renegotiate the purchase price based on the cost of addressing significant defects
• Commission further specialist investigations where the surveyor has flagged areas of concern they were unable to fully assess
• Request that repairs are carried out before completion as a condition of the sale
• Proceed with greater confidence having understood what they are taking on
• Withdraw from the purchase if defects are too significant relative to the price

A Level 3 report puts the buyer in control. The decision on how to proceed remains theirs — but it is an informed decision rather than a leap of faith.

If a specific element needs closer investigation following the survey, a specific defect report may be a useful next step.

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Lyman Marshall Chartered Surveyors is a RICS regulated, RPSA-accredited practice based in Lincoln. We carry out Level 2 and Level 3 surveys, valuations, and specialist surveying services for buyers and homeowners across Lincolnshire, Nottinghamshire, and the wider East Midlands.