RICS Home Survey Level 3
An RICS Home Survey Level 3 is the most comprehensive RICS Home Survey service. It provides an extensive, in-depth assessment of the property's construction and condition, with detailed advice on defects, probable causes, repairs and future maintenance.
Farrow & Gould Chartered Surveyors provides RICS Home Survey Level 3 services across London and the Home Counties.
RICS now calls this service the RICS Home Survey Level 3; it was previously known as an RICS Building Survey.
Why Have a Level 3 Home Survey?
Buying a property is a significant financial commitment. A Home Survey provides independent information about the condition of the property so that you can make a more informed decision before committing to the purchase.
A Level 3 survey provides a particularly detailed assessment of the property and can help you understand:
- significant defects and deterioration;
- the probable causes of defects;
- identifiable risks of potential or hidden defects;
- appropriate repair and maintenance options;
- the relative priority and likely timescale of necessary work; and
- matters requiring further investigation or specialist advice.
The findings may also inform further enquiries or discussions concerning the transaction before you proceed.
Is a Mortgage Valuation the Same as a Home Survey?
No. A mortgage valuation is commissioned for the lender's purposes and is not a Home Survey for the purchaser. It may not provide you with an opinion of Market Value prepared for your own use and should not be relied upon as an assessment of the property's condition.
A lender may use an automated, desktop, external-only or physical valuation depending on its requirements. Even where the property is physically inspected, the purpose and scope of a mortgage valuation are different from an RICS Home Survey.
Is a Level 3 Home Survey Right for the Property?
An RICS Home Survey Level 3 is generally most appropriate where a more extensive assessment of the property is required.
This may include properties that are:
- older;
- unusually large;
- significantly altered or extended;
- of unusual or non-standard construction;
- in a visibly poor or neglected condition;
- particularly complex in their construction or layout; or
- being purchased with significant renovation, alteration or repair works in mind.
There is no fixed property age at which a Level 3 survey automatically becomes necessary.
An older Victorian or Edwardian property does not necessarily require a Level 3 survey simply because of its age, and ordinary extensions or alterations do not automatically make a Level 3 survey necessary.
The appropriate survey level depends on the property's age, construction, condition, complexity, alterations and your particular requirements.
You do not need to decide which survey level is appropriate before requesting a quotation. We review available information about the property when preparing your quotation and will advise where we consider a different survey level more suitable.
What Does an RICS Level 3 Home Survey Include?
The Level 3 service includes a thorough visual and non-destructive inspection followed by a detailed, property-specific report.
Compared with an RICS Home Survey Level 2, the Level 3 service provides a more extensive assessment of the construction and condition of the property.
The surveyor will:
- describe the construction and materials in greater detail;
- identify significant defects and deterioration;
- consider the probable causes of defects;
- follow the trail of suspected problems to a greater extent where it is safe and reasonably possible to do so;
- explain the implications of significant defects;
- advise on appropriate repair and maintenance options;
- provide general guidance on the priority and likely timescale of necessary work; and
- recommend further investigation or specialist advice where appropriate.
What Does a Level 3 Inspection Include?
The Level 3 inspection is thorough but remains visual and non-destructive.
The surveyor inspects the inside and outside of the main building, permanent outbuildings, services and grounds so far as they are safely and reasonably accessible.
Where appropriate and safe to do so, the surveyor will:
- inspect accessible parts of the building in greater detail;
- enter and visually inspect accessible roof spaces;
- lift small corners of insulation where appropriate to help establish its type and thickness and the construction beneath;
- reposition a small number of lightweight possessions where permission has been given and this can be done safely;
- inspect exposed floor surfaces and lift corners of loose and unfitted floor coverings where practicable;
- inspect accessible subfloor areas and enter them where this is safe and appropriate;
- attempt to open accessible windows where permission, keys and circumstances allow;
- visually inspect accessible parts of the property's services while observing their normal operation, without undertaking specialist testing;
- inspect accessible drainage inspection chambers and observe normal drainage operation where this can be done safely;
- carry out a comprehensive visual inspection of the grounds and permanent outbuildings;
- inspect from adjoining public property where necessary and accessible; and
- use appropriate surveying equipment and a ladder for suitable accessible areas up to approximately 3 metres above the relevant floor or ground level where it is safe and reasonable to do so.
The surveyor does not normally open up or damage the building fabric, remove secured panels or undertake specialist testing of service installations.
The extent of every inspection depends on the access and conditions available at the property on the day. Any material limitations affecting the inspection will be recorded in the report.
Pre-Survey Consultation
A Level 3 survey includes a telephone consultation with your surveyor before the inspection.
This gives you an opportunity to explain any particular concerns, planned alterations or other matters you would like the surveyor to consider when undertaking the inspection and preparing the report.
You will also be able to provide relevant information through our pre-survey process.
Can a Level 3 Survey Include a Valuation?
A Market Valuation is not part of the standard RICS Home Survey Level 3 service.
Where required and appropriate, a separate valuation service may be available by agreement.
Any valuation is subject to separate agreement and Terms of Engagement and is undertaken by an RICS Registered Valuer.
When Will I Receive My Report?
Your RICS Home Survey Level 3 report is normally issued within 5 business days, excluding the inspection day.
After receiving your report, the service includes a 40-minute telephone debrief with your surveyor so that you can discuss the principal findings and ask questions arising from the report.
Request a Quotation
If you are considering purchasing a property and would like a more detailed assessment of its construction and condition, request a quotation and provide the property details.
We will review the available property information and advise on the survey service we consider appropriate.