Is a RICS Level 3 survey a structural survey?

Yes. The RICS Level 3 Home Survey is the modern, official equivalent of what was traditionally called a "Full Structural Survey." It provides the most in-depth, comprehensive visual inspection of a property's structure, fabric, and overall integrity. Expert Tip: Structural Engineer versus RICS Building Surveyor They are both different and deliver different types of service. A RICS surveyor provides the Level 2 or 3 Home Survey. A Structural Engineer provides specific reports on a property, most commonly at the mortgage lender's request during a house purchase. They will inspect the property for: confirmation if there are current signs of movement (subsidence) confirmation of the removal of a load-bearing wall confirmation of the removal of a chimney breast Andrew Boast FMAAT CEO of SAM Conveyancing

How long does a RICS Level 3 survey take?

Because it is a highly detailed inspection, a Level 3 survey takes significantly longer than a Level 2. Depending on the size, age, and condition of the property, the surveyor will typically spend between 2 hours for a London Victorian terrace and 8 hours for a rural farmhouse with lots of outbuildings and barns. Following the inspection, your comprehensive report is usually issued within 5 to 7 working days.

Does a RICS survey include valuation?

By default, a Level 3 Building Survey focuses entirely on the structural condition and defects of the property. It does not automatically include a market valuation or a reinstatement cost assessment (rebuild cost). However, you can request an independent RICS valuation to be included as an additional service when booking your survey.

Does the survey inspect for subsidence, asbestos, or faulty electrics?

The surveyor will actively look for visual evidence of historical or active subsidence (such as stepped cracking in brickwork) and visually identify materials that may contain asbestos. While they will visually inspect the electrical consumer unit and wiring, they do not carry out physical tests on utilities. If they spot a potential hazard, they will flag it as a Critical and High risk and recommend you instruct a qualified specialist (like a structural engineer or a registered electrician) for further testing. What is meant by testing? "The RICS member does not perform or comment on design calculations or test the service installations or appliances in any way. For a level three inspection, the RICS member will visually inspect all parts of the different service systems that can be seen within the normal operation of the services in everyday use (where it is safe to do so and without causing damage) including the operating an identified sample of lights and extractor fans and asking the occupier to operate the heating." Source: Royal Institution of Chartered Surveyors (RICS)

What should I do if the Building Survey uncovers serious defects?

If your surveyor flags Critical and High risk defects (Condition Rating 3) or Moderate risk defects (Condition Rating 2), you should use the detailed report to protect your investment. The report will outline the cause of the problem and provide guidance on how to fix it. You can use this official document as leverage to renegotiate the purchase price with the seller or request that they rectify the issues at their own expense before you exchange contracts. !sub-layout{1486}sub-layout!

Is a Building Survey suitable for a listed building?

A listed building is of an age and style where a Building Survey would be needed. The big question is whether the surveyor you choose is competent enough to deliver the service because of the complexities of a listed building. RICS states: "However, the surveyor needs to be familiar with the nature and complexity of the property type and the region in which it is situated. This is likely to include most of the following knowledge:" common and uncommon vernacular housing styles, materials and construction techniques; particularly important for older and historic buildings where the surveyor must understand the interaction of different building materials and techniques general environmental issues where information about them is freely available to the public, including flooding, radon, aircraft noise, typical soil conditions, important landfill sites, etc. the location of listed buildings and conservation areas/historic centres, and the implications of these designations local and regional government organisations and structures; and an awareness of the socio-historical/industrial development in the area" Source: Surveys of residential property RICS guidance note If the Building Surveyor does not feel confident they can deliver on the above, then they should not undertake the service for you. If you are buying a listed building, please read our complete guide: Listed Building Surveys - Building Surveyor and Survey Cost.

RICS Level 3 Building Survey (Structural Survey)

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What is a Level 3 Building Survey?

Often referred to as a Full Structural Survey, a Level 3 report is the most exhaustive visual inspection offered by the Royal Institution of Chartered Surveyors (RICS). Delivered in a clear, colour-coded format, this survey is specifically designed to uncover underlying defects in complex properties.

According to RICS guidelines, a Level 3 Building Survey is highly recommended if the property you are buying is:

Suitable for a Level 3 Survey

RICS states a Building Survey is the right choice for:

Larger properties.
Older properties built around the Edwardian/Victorian era, and older, or run-down properties.
Unique or altered buildings, such as a cottage or thatched roofs.
Properties where you are planning major structural works.

Not Suitable

There are some properties that the RICS Building Survey isn't suitable for, which include:

A flat.
A bungalow.
A standard construction house built after 1930.

For these types of property, you need to get a Level 2: Homebuyer Report. If you aren't sure which survey you need, speak to one of our survey specialists on 0333 344 3234 or drop us a message to get a free callback.

What types of property suit a Level 3 Home Survey?

Click to see which house is like the one you are buying or call us on 0333 344 3234 (local rate), and we'll tell you which is the best for your property.

Georgian houses are traditional English homes built principally between 1720 and 1830. Notably larger and opulent windows, doors and ceilings. The age commands a Level 3 Home Survey.

Georgian House

Victorian properties are traditional English homes built between 1830 and 1901 named after Queen Victoria. Often extended to utilise the loft space. The age and size require a Level 3 Home Survey.

Victorian House

Built between 1901 and 1918, the edwardian style came along after Victorian properties and have more flare and style. They use older construction methods and materials that are over 100 years old often with extensions.

Edwardian House

Large Property RICS Level 3 Home Survey from SAM Conveyancing

Pre-Georgian properties are traditional English homes which were built in the 17th Century, after the Tudor period ended in 1601. The age of the property, and often Grade II listing, requires a RICS Level 3 Home Survey.

Pre-Georgian

Farm House RICS Level 3 Home Survey from SAM Conveyancing

Non-Commercial old farm houses with exposed timber can have subsidence, wood worm and other defects due to their age. There are often outbuildings and stables. A top level survey should be undertaken even if the property is small.

Old Farm House

There are estimated to be 35,000 thatched roof properties in England; 24,000 are listed buildings. They require a surveyor with experience of thatch with listed buildings and require a Level 3 Building Survey.

Thatched Cottage

Steel or timber frame require additional experience. Even though not old, uniquely built properties lean toward the highest visual survey and require a more experienced RICS Building Surveyor.

Unique House

Usually purchased at auction, a run down property often has a very clear defect which can mean you can't raise finance over the property. You need the most detailed survey to flag issues in the property.

Rundown House

No matter the age, if the property has had a number of extensions to the original fabric of the property then the property is likely better suited to the more comprehensive RICS Home Survey Level 3.

Large Property With Extension

Are you buying a different type of property? See Level 2 Home Survey Examples.

What property defects are flagged within a RICS Home Survey?

Crack in outside wall above window flagged in a Home Building Survey

Cracks/Subsidence

Cracks are inspected and in the report will confirm if you need a structural engineer as there are signs of historical or current movement.

Find out more - What is subsidence and how do you spot it?

Damp

The RICS surveyor will use a moisture meter in the rooms and report any high levels along with any mould or damp causing damage to the walls/windows.

Find out more - What is rising damp?

Rotting wood on a window frame flagged in a Home Building Survey

Wood Rot

Woodwork and joinery will be inspected for damp, and wet and dry rot.

Find out more - What to do with a Rotten Window Frame?

Rat Infestation flagged in a Home Building Survey

Infestations

The surveyor looks for signs of infestations through droppings, damage to piping/flooring and in some cases finding where the nest is.

Find out more - Can You Sell A House With Rodents?

Japanese Knotweed

The surveyor will check the grounds of the property and, where possible, check over the fences to neighbouring plots to identify if there is a risk of Japanese knotweed or other problem-plants, including horsetail ferns.

Find out more - Do surveyors check for Japanese knotweed?

Drains and Manhole Covers

The surveyor lifts up accessible man hole covers to check if the drains are blocked. You may need to get your drains inspected with CCTV.

Find out more - Should You Get a CCTV Drain Survey When Buying a House?

Roof loft space with insulation flagged in a Home Building Survey

Roof Structure and Loft Space

If there is a safe and accessible ladder, the surveyor will enter the roof/loft space. They'll look at the roof structure, insulation levels, and any visible signs of water ingress and damage.

Find out more - What is a roof survey?

Defective Roof Coverings

If there is safe access, the surveyor will Inspect the outside of the roof for damaged or missing tiles, breached or pooling flat roofs, and defective flashing.

Find out more - Should I Buy a House With a Flat Roof?

Compromised Rainwater Pipes and Gutters

The surveyor will conduct a visible inspection for damaged or defective rainwater disposal, which can lead to serious damp problems and damage to the building.

Expert Tip: Why are there so many names for the Level 3 Survey?

This specific survey level has undergone several name changes over the years. You may hear it referred to as a Full Structural Survey, a Building Survey, and most recently, a RICS Level 3 Home Survey. Regardless of the name, it remains the most comprehensive visual inspection a RICS surveyor can conduct on a residential property.

Guy Mattinson MRICS

Chartered Surveyor, RICS Registered Valuer

What are the limitations of a Level 3 Home Survey?

While a Level 3 Building Survey is the most comprehensive and hands-on inspection available, it remains a non-destructive assessment. To protect the property (which you do not yet own), there are a few practical limitations you should be aware of:

No Valuation or Reinstatement Cost: The standard Level 3 does not automatically include a valuation or reinstatement cost. These can be included as extras for an additioonal fee.
Non-Intrusive: This is a non-intrusive survey. The surveyor will lift loose floorboards if safe to do so, but they cannot drill into walls, pull up fitted carpets, or force open screwed-down access panels.
Fitted furnishings: Heavy furniture will not be moved. If you are concerned about a specific area (for example, suspected damp behind a large wardrobe), you must ask the seller to clear the space before the surveyor arrives.
Inaccessible areas: If a loft space is boarded over with no hatch, or a flat roof cannot be safely reached with a standard 3-metre surveyor's ladder, it can only be visually inspected from the nearest vantage point.
Specialist utilities testing: While the surveyor will visually inspect the heating, plumbing, and electrical systems, they will not perform physical tests on them. If they spot a potential hazard, they will flag it as a Critical risk and recommend you instruct a Gas Safe engineer or qualified electrician.

How does it work?

How do I book a Level 3 Home Survey?

We take all the headaches out of the booking process for you, so all you need to do is give us the green light and pay for the survey.

Get a Quote: Give us the property details, and we'll check which RICS Home Survey you need and provide our best price.
Green Light: You give us the green light and pay for your home survey.
Access: We handle access, whether it is direct with the vendor or their tenant, or we collect keys from the estate agent.
Survey Day: The RICS surveyor attends the property and completes the full building survey, taking as long as they need to inspect all areas of the property and grounds.
Call on the day: There's no waiting around; we call you on the day and give you a top-down run-through of the major defects found at the property.
Report: Issued within 5 working days.

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We can help you arrange a comprehensive RICS Level 3 Home Survey wherever you are buying a property in the country.

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Andrew Boast FMAAT
CEO of SAM Conveyancing

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What is the difference between the Level 2 and Level 3 Home Survey?

A Level 3 survey provides a more detailed analysis than a Homebuyer Report, making it the preferred choice for run-down properties. The RICS guidelines clarify that while the Homebuyer Report isn’t exhaustive, a Level 3 Building Survey provides a more substantial, detailed inspection that can reveal defects that might otherwise go unnoticed.

"The inspection is not exhaustive, and no tests are undertaken. Concealed areas, normally opened or used by the occupiers, are inspected if it is safe to do so (typical examples include roof spaces and cellar areas). There is, therefore, a risk that certain defects may not be found that would have been uncovered if a more substantial inspection had been undertaken."

Level 2 Home Survey	Level 3 Building Survey
The RICS Level 2 Home Survey with a Valuation includes: Inspection of the roof and loft space Review of drains Assessment for suspicions of subsidence or asbestos Inspection for signs of Damp Property valuation and reinstatement value	The RICS Level 3 Home Survey includes: Inspection of the roof and loft space Review of drains Assessment for suspicions of subsidence or asbestos Testing for Damp Detailed defect report Inspects your demise and the communal area nearby External review of property Review of utilities (gas and electric) Can include valuation, flood risks, reinstatement value and repair costs for an additional fee The scope of work is detailed here: RICS Guidelines for Building Surveys
RICS Guidance The service is specifically designed for lay clients who are seeking a professional opinion at an economic price. It is, therefore, necessarily less comprehensive than a Level 3 Home Survey. The focus of the service is on assessing the general condition of the main elements of a property, and identifying and evaluating the particular features that affect its present value and may affect its future resale. The inspection is not exhaustive and no tests are undertaken. There is, therefore, a risk that certain defects may not be found that would have been uncovered if testing and/or a more substantial inspection had been undertaken. This is a risk that the client must accept. However, where there is ‘a trail of suspicion’ the surveyor ‘must take reasonable steps to follow the trail’. These ‘reasonable steps’ may include recommending further investigation.	RICS Guidance The service is specifically designed for clients seeking an impartial and detailed assessment of the property. The property is therefore condition reported at a level of thoroughness necessary to provide a balanced and informed opinion that is also clear and jargon-free and in compliance with the terms agreed in the DBS. As a result, the report is necessarily more comprehensive and the inspection more extensive than that for an RICS HomeBuyer or Condition Report. The inspection of the building and grounds for the building survey is more extensive than that for the RICS HomeBuyer or Condition Report Service (see the HSIS). Consequently, the surveyor will spend a considerably longer time at the property. The surveyor is responsible for carefully and thoroughly inspecting the property and recording the construction and defects that are evident. The surveyor is advised not to limit the time for inspection and should take the time required for the property in question. The surveyor should carry out the inspection in a logical sequence, and it is essential that all relevant parts of the property are closely inspected. For example, the interdependence of the different parts of the structure, should be assessed, especially the way in which the roof, walls (internal and external) and floors interact, so that each part is not considered in isolation. The mandate to follow the trail of suspicion should also be clearly demonstrated. The extent of an inspection will depend on a range of specific circumstances, and the surveyor will have to judge each case on an individual basis.

Download an Example Level 2 and Level 3 Home Survey

RICS Home Survey Level 2

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RICS Home Survey Level 3

Download Example

Source: The Royal Institution of Chartered Surveyors (RICS)

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