An RICS Level 3 Home Survey (previously known as a Building Survey or Full Structural Survey) is the most comprehensive residential property survey available under the RICS Home Survey Standard. It is intended for properties that are older, larger, altered, in poor condition, of unusual construction, or where significant works are planned.

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Purpose

The survey is designed to help a buyer, seller or owner:

• Understand the construction and condition of the property in detail.

• Identify visible defects, their likely causes and implications.

• Assess risks to the building's condition and performance.

• Prioritise repairs and maintenance.

• Make informed decisions regarding purchase, renovation or ownership.

• Determine whether specialist investigations are required before proceeding.

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Scope of Inspection

The surveyor carries out a more extensive visual inspection than a Level 2 survey, examining all reasonably accessible parts of the property, including:

• Roof coverings, chimneys, flashings and rainwater goods.

• External walls, foundations (where visible), windows and doors.

• Internal walls, floors, ceilings and structural elements.

• Roof spaces, basements, cellars and sub-floor voids where accessible.

• Permanent outbuildings, garages and grounds.

• Visible building services such as electrical, heating, gas, water and drainage installations (although services are not tested).

The inspection remains non-invasive, meaning the surveyor does not open up concealed parts of the structure, lift floor coverings, move heavy furniture, or undertake destructive investigations. However, the surveyor will typically inspect more thoroughly and comment in greater depth than in a Level 2 survey.

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What the Report Includes

A Level 3 report provides:

• Detailed descriptions of the property's construction and condition.

• Identification of significant and less significant defects.

• Explanation of the likely causes of defects where apparent.

• Assessment of the consequences of inaction.

• Advice on repair options and maintenance requirements.

• Recommendations for further investigation where necessary.

• Consideration of risks associated with the property and its construction.

• Technical commentary tailored to the specific property.

Unlike a Level 2 survey, the report is generally narrative in style and provides substantially more explanation and professional judgement.

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Repair and Maintenance Advice

A key feature of the Level 3 survey is its enhanced guidance on remedial works. The surveyor will typically:

• Explain the nature and significance of defects.

• Advise on the urgency of repairs.

• Suggest possible remedial approaches.

• Highlight likely future maintenance requirements.

The survey does not usually include detailed specifications, designs, contractor instructions or formal cost estimates unless separately agreed.

Suitable Properties

A Level 3 survey is generally recommended for:

• Older properties (often pre-1900, though not exclusively).

• Listed or historic buildings.

• Properties of non-standard construction.

• Buildings that have been extensively altered or extended.

• Properties that appear neglected or in poor condition.

• Homes where major renovation, conversion or alteration is planned.

• Any property where a buyer wants the most detailed assessment available.

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Valuation

A market valuation and reinstatement cost assessment are not normally included within a standard Level 3 survey. These can usually be provided as additional services if specifically requested and agreed.

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Limitations

Although it is the most comprehensive RICS home survey, a Level 3 survey:

• Remains a visual inspection.

• Does not involve destructive testing or opening up concealed construction.

• Does not test services such as electrical, gas or drainage systems.

• Cannot identify defects hidden behind finishes or inaccessible areas.

• May recommend specialist investigations where concerns are identified.

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Key Difference from a Level 2 Survey

Compared with a Level 2 survey, a Level 3 survey provides:

• A more thorough inspection.

• Greater detail on defects and their implications.

• More extensive discussion of repairs and maintenance.

• Tailored technical analysis rather than primarily condition ratings.

• Suitability for complex, older or higher-risk properties.

In Summary

An RICS Level 3 Home Survey is a comprehensive building condition survey that provides detailed analysis of a property's construction, defects, risks, repair needs and future maintenance requirements. It is the most detailed survey available under the RICS Home Survey Standard and is particularly appropriate for older, altered, unusual or potentially problematic properties, or where significant refurbishment is being considered.