Question 1

Is a RICS Level 3 survey a structural survey?

Accepted Answer

The Level 3 Home Survey used to be called a Full Structural Survey or Building Survey. The focus of the service is to provide a thorough review of any current or potential defects and are non-intrusive (this means that a surveyor won't be pulling up floorboards or drilling holes in walls unless they get prior written consent from the seller allowing them to do so and agreeing to make good any damage). We run through in detail below what a RICS Building Survey covers. It is the highest visual assessment a RICS surveyor can provide.    A structural survey is not provided by a RICS surveyor, but a Structural Engineer and is for either general or specific assessments in a property. The inspection normally relates to:     Subsidence Removal of a load bearing wall Removal of a chimney breast

Question 2

How long does a RICS Level 3 survey take?

Accepted Answer

The RICS Building Surveyor will spend as long as is required to adequately inspect all accessible areas of the property, up to 8 hours. Smaller properties will take between 1 hour to 2 hours, however larger properties will take half or even a full day. As a rule, the larger the property or the more defects in the property means the survey will take longer.  Where the Building Surveyor finds a defect in the property then they will take longer to follow the trail to the source of the issue (subject to access). Where there is an issue the surveyor will be at the property longer and may even have to revisit the property.  How quickly can I get the Building Survey Report? The report is usually available within five working days after the inspection. If you need it sooner, we might be able to expedite it for you. You can discuss this further with your case handler.

Question 3

Is a Level 3 survey worth it?

Accepted Answer

Whilst it isn't mandatory to have a survey of any kind, whether a Level 3 survey is worth it or not depends on the condition of the property. As a property is sold as seen, once you buy the property you are liable for the cost of making good any defects in the property. The cost for fixing defects range from £200 for the removal of a rat to £70,000+ for underpinning due to subsidence.    Another consideration is that prior to the Building Regulations not all properties were built the same, using the same materials or even signed off to the same quality. Getting a RICS Level 3 Home Survey reports on how the property was built and with what materials. It'll also include what maintenance is likely needed based on the materials used and the condition of the property.     Read more - Homebuyers survey is it worth it?

Question 4

RICS Level 3 Survey Cost

Accepted Answer

Our Building Survey costs from £499 EXC VAT. We'll review the property with you over the phone and provide a competitive fixed cost for your property survey along with a confirmation of when the survey is likely to take place - subject to access.  The full building survey cost is more than the HomeBuyer Report due to the additional work which is included within the survey.  The RICS Level 3 Survey cost ranges from £500 to £5,000 EXC VAT. The cost is effected by the following:  Location. Whilst you may think the Level 3 Survey cost will be more in London, you'll actually find that because of how many surveyors there are that the market competition keeps prices down. Locations in the South West where there are fewer surveyors and bigger/older properties are where some of the most expensive surveys are. Find out the cost for a survey in Birmingham, Manchester, Bristol, London. Size. A larger property will take longer to inspect and to type up the report for so the cost is cheaper for smaller properties and more expensive for larger properties. Value. A RICS surveyor takes on more risk for higher value properties so the cost for a Building Survey is more the higher the price you pay - even if the property isn't any bigger.

Question 5

Does a RICS survey include valuation?

Accepted Answer

A Level 3 Building Survey does not come with a valuation, however you can ask your surveyor to include one. You may find that if your mortgage valuation has valued the property then having another valuation is not required.

Question 6

What does a RICS Building Survey cover?

Accepted Answer

Sections of the Building Survey   What does a RICS Building Survey cover?      A Introduction to the report    Declaration that the HomeBuyer Survey is conducted by a RICS surveyor      B About the inspection    Details of the property      C Overall opinion and summary of the condition ratings    General overview of the property      D About the property    Details number of rooms, age, type      E Outside the property    Chimney stack, roof covering, rainwater pipes & gutters, main walls, windows, outside doors, conservatory & porches, other joinery & finishes      F Inside the property    Roof structure, ceilings, walls & partitions, floors, fireplaces, chimney breasts & flues, built-in fittings (kitchens but not appliances), woodwork, bathroom fittings.      G Services    Electricity, gas/oil, water, heating, water heating, drainage, common services.      H Grounds (including shared areas for flats)    Limitations (reasons why they couldn’t be inspected), garage      I Issues for your legal advisers    Regulation, guarantees      J Risks    Risks to building, risks to grounds, risks to people      K Energy Efficiency    Review of energy efficiency of property      L Surveyor’s declaration    Information about RICS Building Surveyor     What to do now   Standard information     Description of the RICS Building Survey Service   Standard information     Typical house diagram   Standard information       If the surveyor is unable to view any parts of the property, they’ll make a note of this in their report, which is why it is important the estate agent and the seller give access to all areas in the property. The surveyor provides a list of work required to be completed on the property. Some surveyors will include the cost of repairs, and others won't. Make sure to check with you building surveyor to confirm if they include the costs within their quote or if they charge an extra fee.

Question 7

Does the survey inspect for subsidence asbestos or faulty electrics?

Accepted Answer

The surveyor will aim to identify if there are any signs of Subsidence or Asbestos inside the property. If there are signs of either, then this is flagged in your report and you will be advised to seek specialist advice.   A RICS Building Surveyor is not a qualified electrician so they cannot take apart electrical equipment in any intrusive way. They can test the electrics however the word test is defined by RICS to mean: "For the purposes of this guidance note ‘tests’ are taken to mean measures to check the quality, performance, or reliability of parts of the building. For example, ‘tests’ will typically include taking samples of the building fabric (plaster, brick, and concrete) or checking the performance of a service system (checking the safety and performance of heating appliances, electrical system, or underground drainage). The use of a moisture meter, opening and closing windows and doors, and the normal operation of service systems are not ‘tests’."  The surveyor will comment on the electrics within the survey report and advise whether a buyer should employ the services of a qualified electrician to test the electrics.

Question 8

RICS Building Survey Template

Accepted Answer

The RICS Full Building Survey Report can be delivered in one of two formats. It is either handwritten in the surveyor's own chosen format, or it it is delivered in the RICS standard format that has defects are graded by a traffic light colours.         Condition rating 3   defects that are serious and/or need to be repaired, replaced or investigated urgently.     Condition rating 2   defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way.     Condition rating 1   no repair is currently needed. The property must be maintained in the normal way.     NI   not inspected.

Question 9

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

Accepted Answer

First, do not panic. The purpose of a home survey is to identify potential issues. If serious hidden or visible defects are found, use this information to renegotiate the property price or request repairs before completion. You can also request further investigation into any highlighted defect to find out more about your next options.

Question 10

What is the difference between a Building Surveyor and a RICS Surveyor?

Accepted Answer

A RICS surveyor has been trained to deliver RICS Building Surveys in accordance with the Royal Institute of Chartered Surveyors standards and carries professional indemnity insurance. You can learn more about the RICS guidelines for its members here: RICS Rules of Conduct  There are non-RICS surveyors who provide building/full structural surveys, however, they cannot use the RICS format to deliver the report to you. With this flexibility, the building survey costs can be more competitive.

Question 11

Is a Building Survey suitable for a listed building?

Accepted Answer

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 techniquesgeneral 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 designationslocal and regional government organisations and structures; andan awareness of the socio-historical/industrial development in the areaSource: Listed Building Surveys - Building Surveyor and Survey Cost

Question 12

What equipment does a building surveyor need?

Accepted Answer

Equipment for recording information  - this includes paper, pens, pencils and personal recorders, through to the latest digital cameras and tablet-based software packages.   The main requirement is to produce an accurate and comprehensive record of the property at the time of inspection as this will allow reflection during the report writing stage.    Measuring equipment  - the surveyor should collect appropriate dimensions and other property characteristics to a suitable level of accuracy and the usual variety of tapes, rods, laser-measuring devices, moisture meters and standard spirit levels will help achieve this.    Equipment for assessing remote and concealed areas  : the surveyor should have a variety of tools and equipment available that can help with the assessment of remote and concealed areas (depending on the nature of the instruction).   This will typically include standard lifting equipment for inspection chamber covers, meter cupboard keys, hand mirrors, a ladder that gives safe access to spaces that are three metres above floor level, and binoculars or telescopes for parts of the property at high level.    Health and safety equipment  - surveyors should carry out all parts of the service safely, and this covers work done in the office, travelling to and from the property, and during the inspection itself.   Practitioners should have appropriate health and safety procedures and policies in place that match sector standards. For more information, see Surveying Safety, published by RICS in June 2011.   Health and safety-related equipment would typically include a mobile phone, personal alarm, protective headgear and shoes, appropriate facemask, first-aid kit, means of personal identification, and protective overalls and gloves.      Additional building survey equipment can include tools such as screwdrivers and hammers, mirrors on extendable poles, boroscopes and metal detectors. The surveyor will also need equipment for more accurate measurements of buildings, such as crack width and building distortion. These include engineer's rules, plumb bobs, larger spirit levels, quick-set levels and measuring staffs, moisture meter accessories and so on.

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.

RICS Level 3 Home Survey

What defects are flagged in a Level 3 Home Survey?

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

How to Prepare for an RICS Building Survey

Survey takes place

Next Steps After a Building Survey

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

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