Short answer: a RICS Level 3 Home Survey checks the property's construction and visible condition in greater depth than a Level 2 survey. The surveyor inspects the inside, outside, accessible roof spaces, grounds and visible services, then explains significant defects, probable causes, repair options, priorities and the likely consequences of doing nothing.
RICS describes Level 3 as its most detailed home survey. The official description of the Level 3 service makes clear that it combines a thorough inspection with a detailed report.
What does the Level 3 inspection cover?
The inspection is tailored to the building. The surveyor considers how its age, materials, alterations and condition affect the likely risks rather than following a superficial checklist.
Outside the property
- roof coverings, ridges, valleys, flashings and roof edges where visible;
- chimneys, parapets, stacks and high-level masonry;
- gutters, downpipes and visible drainage arrangements;
- walls, render, pointing, cladding and signs of movement;
- windows, external doors, sills and joinery;
- extensions, porches, conservatories and attached structures;
- ground levels, paths, patios, retaining walls, boundaries and outbuildings.
Surrey Surveyors includes a drone inspection of high-level elements where weather, privacy, safety and environmental conditions allow. If it cannot be used, the report records the limitation.
Inside the property
- walls, ceilings, floors and visible structural movement;
- roof spaces that can be entered safely;
- signs of leaks, dampness, condensation, mould or timber decay;
- fireplaces, chimney breasts and visible flues;
- doors, windows, staircases and internal joinery;
- kitchen and bathroom fittings insofar as they indicate building condition;
- visible insulation, ventilation and energy-related matters.
The surveyor uses professional judgement to investigate symptoms and consider likely causes. Moisture readings can support that assessment, but a reading is not a diagnosis by itself.
Services and drainage
Visible parts of electricity, gas, water, heating and drainage systems are considered, and the surveyor may observe normal operation where it is safe and appropriate. A home survey is not a specialist safety test. The report may recommend an electrician, Gas Safe engineer, heating engineer or drainage contractor where age, condition or evidence creates concern.
What does the Level 3 report explain?
The value of Level 3 is not simply that more components are viewed. It is the depth of the analysis. The report aims to explain:
- how the building is constructed and how its materials are expected to perform;
- which visible defects are significant and which are routine maintenance;
- the most probable cause of important defects;
- the identifiable risk of potential or concealed problems;
- repair options and sensible priorities;
- the likely consequences if repairs are delayed;
- where further investigation is justified before exchange;
- matters your legal adviser should investigate;
- future maintenance and elements likely to be costly.
Where repair-cost guidance or a timescale has been agreed as part of the service, that should be stated in the terms. A market valuation is not automatically part of the standard Level 3 service.
What a Level 3 survey does not include
Level 3 is detailed, but it is still normally visual and non-invasive. Unless a separate service has been agreed, the surveyor will not:
- open up walls, floors or ceilings;
- move fitted units, heavy furniture or stored possessions;
- lift fixed floor coverings or secured panels;
- certify electrical, gas or heating installations;
- carry out a CCTV drainage survey;
- confirm the presence or absence of asbestos through laboratory testing;
- provide design drawings or a structural engineer's calculations;
- guarantee that no hidden defects exist.
A good report is clear about every limitation and explains whether further investigation is proportionate.
Which properties need a Level 3 survey?
Choose Level 3 when the property is older, larger, unusual, extensively altered, visibly deteriorated or built using materials that need more detailed consideration. It is also sensible when you plan major renovation or want deeper repair advice before purchase.
A conventional property in reasonable condition may be suited to a Level 2 Home Survey. Read our Level 2 versus Level 3 comparison, or send us the property address for a recommendation.