What is a building survey example?

A house survey example could include an inspection of an older property, with an emphasis on identifying issues like damp, subsidence, structural damage, or any other potential problems that could impact the property's value or safety. The building surveyor will provide a detailed report of their findings and advice on any necessary repairs or potential further costs involved. Inspection of the roof and loft space Review of drains Assessment for suspicions of subsidence or asbestos Testing for Damp Property valuation and reinstatement value Inspects your demise and the communal area nearby External review of property Review of utilities (gas and electric) The scope of work is detailed here: RICS Guidelines for Building Surveys

Is a building survey the same as a structural engineer's report?

No. A Level 3: Building Survey is undertaken by a RICS surveyor who inspects the above points. However, a structural engineer inspects a property for other defects once they have been found, such as subsidence, removal of a load-bearing wall or even removal of a chimney breast. You can read more about this by clicking on one or more of the following links: Structural survey for subsidence Structural survey for removal of load bearing wall Structural survey for removal of chimney

Why is a full structural survey important for older properties?

Older properties can have a range of issues due to their age, from structural problems to out-of-date electrical systems or heating systems. A full structural survey can uncover these issues and help a prospective buyer understand the potential costs for repairs or renovations. It offers a detailed look at the property's structure and condition, making it a valuable tool when considering the purchase of an older property.

Get the highest level of visual assessment for your home, performed by a local RICS surveyor.

We're available at short notice, with fees for a Level 3 survey starting from £499 EXC VAT.

Two men stood next to their property looking over a full structural survey report. SAM Conveyancing explains why a Level 3 Building Survey is crucial if you're buying an old, recently renovated, or complex property

Full Structural Survey: Costs, Coverage & When to Get One

by:

Andrew Boast

Last Updated: 08/07/2025

Read by:

969

8 min read

When you're buying a home, especially one with character or a bit of age, a full structural survey, formally known as a RICS Level 3 Building Survey, is your best defence against costly surprises down the line.

While it represents an upfront investment, its insights can genuinely save you thousands in unexpected repairs and give you negotiation leverage.

Key Takeaways

A full structural survey (Level 3) is the most comprehensive survey offered by a RICS (Royal Institution of Chartered Surveyors) Building Surveyor, and costs more than other levels.
This article focuses on the RICS Level 3 Building Survey, distinct from a structural engineer's survey which addresses a single, known defect like subsidence.
Depending on your property, you might need a full structural Level 3 Building Survey or a less extensive Level 2 Home Survey.
For a detailed breakdown, explore the difference between a RICS Level 2 and Level 3 survey.

In this article

What is a Full Structural Survey?

A Full Structural Survey, officially known as a RICS Level 3 Building Survey, is the most thorough visual property survey available for homebuyers in England & Wales.

It provides an in-depth inspection of a property's condition, from the roof to the foundations, potentially identifying major structural issues and defects.

It's important to differentiate a Full Structural Survey/RICS Level 3 Building Survey from a structural engineer's survey. While a Level 3 survey provides a broad overview of the entire property, a structural engineer's report is typically commissioned when a specific defect is already known or suspected, such as significant structural movement, subsidence, or for specific projects like chimney breast removal or load-bearing wall removal.

These specialist surveys are undertaken to provide detailed analysis and remedial recommendations for that single, focused issue.

RICS vs RPSA: Choosing Your Surveyor

Both RICS (Royal Institution of Chartered Surveyors) and RPSA (Residential Property Surveyors Association) specialise in property surveying, but there are key differences.

RICS is internationally recognised for its rigorous standards and strict code of ethics, and its stringent accreditation is often seen as the industry benchmark for property surveys and assessments.

SAM Conveyancing exclusively works with RICS-accredited surveyors who are on hand to help you with your house survey.

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When do you need a Full Structural Survey?

A comprehensive structural survey is not always mandatory, but it becomes essential for certain types of properties. It provides a thorough report on a property's condition, giving you peace of mind and potentially saving you costs down the line.

While a RICS Level 2 Home Survey might suffice for conventional, well-maintained homes, a Level 3 survey is strongly recommended in the following scenarios:

Older Properties

If the property you're considering purchasing is over 50 years old, or dates back to periods like Victorian, Edwardian, or even Georgian eras, a full structural survey is invaluable.

These homes often feature complex construction methods, original materials, and have naturally accumulated wear and tear over decades.

A RICS Level 3 Building Survey goes beyond surface-level checks, delving into areas where problems commonly reside. This includes a detailed inspection for signs of:

Subsidence or structural movement: Often subtle in early stages, but critical to identify.
Damp: Beyond surface mould, indicating underlying issues with drainage, roofing, or walls.
Timber decay: Such as dry rot, wet rot, or woodworm, which can compromise structural integrity.
Outdated or compromised structural elements: Including roof timbers, foundations, or wall ties that may no longer meet modern standards or show signs of deterioration.

The full structural survey price for an older property is an investment in understanding its true condition, allowing you to budget for repairs and potentially renegotiate the purchase price.

Unusual Construction

Properties built using unconventional construction methods or materials present unique challenges that a standard survey might not fully address. These can include homes with:

Thatched roofs: Requiring specialist knowledge for assessment and maintenance.
Timber frames: Which behave differently from traditional brick and require specific expertise.
Non-standard construction: Such as pre-fabricated concrete (e.g., Airey, Woolaway, Reema homes), which can be prone to specific defects like carbonation or spalling.
Unique or experimental materials: That may have unknown long-term performance issues.

For these properties, a full structural survey is essential. It ensures that a surveyor with specialist knowledge assesses the integrity of these elements, identifies any vulnerabilities, and advises on their maintenance requirements or potential future issues.

This detailed insight could protect you from unexpected, costly repairs associated with non-traditional builds.

Renovations or Alterations

If the property has undergone extensive modifications in the past, or if you are planning to undertake major renovations yourself (e.g., extensions, loft conversions, major internal reconfigurations), a RICS Level 3 Building Survey is crucial.

Unapproved or poorly executed past works can hide serious structural problems that might only become apparent years later.

Your full structural survey will examine:

Past structural changes: Assessing the quality and compliance of previous extensions, wall removals, or loft conversions.
Load-bearing elements: Identifying critical walls or supports that might be affected by your planned works.
Drainage and services: Ensuring that existing infrastructure can support new demands.
Foundation integrity: Especially relevant for extensions or properties on challenging ground.

Visible Issues or Concerns

Any obvious signs of damage should prompt a full structural survey. These visible symptoms are often indicators of deeper, more serious underlying problems that require expert diagnosis.

Don't let surface appearances mislead you; a Level 3 survey will get to the root cause.

Look out for signs such as:

Large or spreading cracks: Especially in walls, ceilings, or around openings.
Damp or persistent mould: Beyond minor condensation, suggesting leaks or poor ventilation.
Bowing or bulging walls: Indicating structural instability.
Sagging or uneven roofs: Pointing to issues with the roof structure or covering.
Distorted door or window frames: Which can be a sign of movement.

A RICS Level 3 Building Survey will not only assess the extent of these visible problems but, crucially, identify their underlying cause.

What is included in a RICS Level 3 Survey?

While each report is tailored to the specific property, a typical full structural survey example will include:

Thorough Inspection: A detailed visual inspection of all accessible parts of the property, including the roof, chimneys, walls, floors, ceilings, and outbuildings. This goes beyond what's visible from a basic mortgage valuation or a Level 2 Homebuyers Survey.
Defect Identification: Clear identification of major and minor defects, including structural movement, damp, timber defects (such as rot or woodworm), and issues with services like plumbing and electrics (though not a full test).
Urgency Ratings: Defects are typically rated by urgency, helping you understand which issues require immediate attention and which can be monitored.
Repair Advice: Practical advice on necessary repairs and ongoing maintenance, often including estimated costs or recommendations for further investigation by specialists (e.g., a structural engineer, damp specialist).
Construction Materials: A description of the property's construction type and materials used, which can be particularly useful for older or non-standard homes.
Energy Efficiency: Commentary on the property's energy efficiency (though not a formal EPC).

16% of Homeowners Discover Defects

In our recent survey, 16% of homeowners found defects; including 2% who were able to pull out of a bad purchase, 7% who were able to negotiate a better price, and sadly, 7% of homeowners who did not get a survey and discovered defects after the purchase.

12 of the 39 who remembered how much these defects cost to remedy spent over £5,000

Don't burn your money, book a survey.

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How much does a Full Structural Survey cost?

On average, you can expect to pay between £750 to £1,500 for a RICS Level 3 Building Survey. This investment can, however, save you thousands in unexpected repair costs down the line.

The exact full structural survey price can vary; it primarily depends on the property's value, size, location, and unique characteristics.

The following table provides a general guide to the average full structural survey cost based on property value, reflecting current market estimates for 2025:

Property Value	Average Cost (RICS Level 3)
Property Value Up to £100,000	Average Cost (RICS Level 3) £600 - £750
Property Value £100,001 to £250,000	Average Cost (RICS Level 3) £750 - £1,000
Property Value £250,001 to £500,000	Average Cost (RICS Level 3) £1,000 - £1,250
Property Value £500,001 to £1,000,000	Average Cost (RICS Level 3) £1,250 - £1,500+
Property Value Over £1,000,000	Average Cost (RICS Level 3) £1,500+ (bespoke quote)

What influences the cost of a Full Structural Survey?

Property Value: The more expensive the property, the higher the surveyor's indemnity insurance costs, which is reflected in the survey fee.
Property Size: Larger properties naturally take longer to inspect, increasing the time and resources required by the surveyor.
Property Location: Surveyors' fees can vary regionally due to local market demand, cost of living, and the density of available surveyors.
Property Age & Type: Older or unusually constructed properties often require more in-depth investigation due to their complex nature or potential for hidden issues, which can increase the survey's cost.
Surveyor's Travel Distance: While often a minor factor for local surveyors, travel distances to remote properties can sometimes incur additional charges.
Surveyor’s Expertise: Highly experienced and reputable RICS surveyors, particularly those with specialist knowledge for unique properties, may command higher fees. When you book a survey with us, you know your surveyor has been vetted and approved for inclusion on our panel.

It's important to note that a RICS Level 3 Building Survey typically does not include a property valuation within its standard cost. A separate valuation can usually be arranged at an additional fee, independent of any mortgage lender's valuation.

One of SAM Conveyancing's Survey Specialists will answer your enquiries and help you choose the best survey option for your property, by phone or email, for free.

Do you have a question about our surveys?

Call or send us a message to request a callback or an email answering your queries about our surveys. Our UK-based survey team can help you choose the right level home survey for your property, at no extra charge.

There's no obligation to instruct. We'll make sure you understand your options and provide a free, fixed-fee quote for our best-value survey to meet your needs. No robots, no call centres. Property challenges solved.

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Full Structural Survey cost by location

Location	What Affects the Cost?	Average Starting Cost
Location London	What Affects the Cost? As the UK's most expensive property market, full structural survey prices in London are generally higher. This is due to high property values impacting surveyor indemnity insurance and a demand for services. However, a larger pool of RICS surveyors can sometimes lead to more competitive rates.	Average Starting Cost £650 - £800+
Location South-West England	What Affects the Cost? Despite average house prices being lower than in London, full structural survey costs here can be more expensive due to a relative shortage of local RICS surveyors. The region also features many older, unique, or rural properties that require more in-depth assessment.	Average Starting Cost £700 - £900+
Location South-East England	What Affects the Cost? Similar to London, this region has higher average property values, influencing full structural survey prices. While there's a good number of surveyors, the prevalence of larger, older, and more unique properties (like period cottages and farmhouses) often necessitates a more detailed Level 3 survey.	Average Starting Cost £650 - £850+
Location Midlands	What Affects the Cost? The Midlands generally sees more competitive full structural survey costs due to comparatively lower average property prices. While many properties might be newer and suitable for a Level 2 Home Survey, the older housing stock and fewer surveyors in some areas can still affect availability and cost.	Average Starting Cost £550 - £750+
Location North	What Affects the Cost? Northern regions typically offer some of the more affordable full structural survey prices, given lower average house prices. However, the diverse range of property ages and styles, combined with a potentially smaller pool of local RICS surveyors in certain areas, means costs can still vary for a detailed Level 3 inspection.	Average Starting Cost £550 - £750+

Frequently Asked Questions

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Written by: Andrew Boast

Andrew started his career in 2000 working within conveyancing solicitor firms and grew hands-on knowledge of a wide variety of conveyancing challenges and solutions. After helping in excess of 50,000 clients in his career, he uses all this experience within his article writing for SAM, mainstream media and his self published book How to Buy a House Without Killing Anyone.

Reviewed by: Caragh Bailey

Caragh is an excellent writer and copy editor of books, news articles and editorials. She has written extensively for SAM for a variety of conveyancing, survey, property law and mortgage-related articles.

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