RICS Level 3 Survey

When selecting a property or planning for repair, upkeep and upgrades, you need knowledgeable advice to make an informed decision. The RICS Home Survey – Level 3 offers just that- experienced guidance to steer your choices in the right direction.

Level 3 provides:

  • detailed advice on the condition
  • descriptions of the identifiable risk of potential or hidden defects
  • the propose the most probable cause(s) of the defects based on the inspection and
  • where practicable and agreed, to provide an estimate of costs and likely timescale for identified repairs and necessary work.

Any extra services provided that are not covered by the terms and conditions of this service must be covered by a separate contract.

Large UK home with attached barn conversion

The Inspection

We carefully and thoroughly inspect the interior and exterior of the main building, along with all permanent outbuildings on the property. The Level 3 inspection is meant to cover as much of the estate as is physically accessible. If a certain area cannot be accessed then an explanation will be documented in ‘Limitations on the Inspection’ section within our report.

We do not force or open up the fabric of the building without occupier/owner consent, or if there is a risk of causing personal injury or damage. This includes taking up fitted carpets and fitted floor coverings or floorboards; moving heavy furniture; removing the contents of cupboards, roof spaces, etc. removing secured panels and/or hatches; or undoing electrical fittings.

If necessary, we carry out parts of the inspection when standing at ground level from an adjoining public property where accessible. This means the extent of the inspection will depend on a range of individual circumstances at the time of inspection, and we will judge each case on an individual basis.

With a level 3 inspection, we check damp levels, and access flat roofs if no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. If it is safe and reasonable to do so, we will enter the roof space and visually inspect the roof structure with attention paid to those parts vulnerable to deterioration and damage. Although thermal insulation is not moved, small corners should be lifted so its thickness and type, and the nature of the underlying ceiling can be identified (if the surveyor considers it safe to do). We may not move stored goods or other content.

RICS Surveys
Comparison of features

Level 1 Level 2
(survey only)
Level 2
(survey and valuation)
Level 3
Describes the construction and condition of the property on the date of the inspection.
Aims to identify any problems that need urgent attention or are serious.
Aims to identify things that need to be investigated further to prevent serious damage.
Aims to tell you about problems that may be dangerous.
Aims to show up potential issues and defects, before any transaction takes place.
Aims to help you decide whether you need extra advice before committing to purchase.  
Aims to enable you to budget for any repairs or restoration.  
Aims to advise you on the amount of ongoing maintenance required in the future.  
Provides a reinstatement cost to help you avoid under or over-insurance.    
Provides a market valuation.    
Aims to establish how the property is built, what materials are used and how these will perform in the future.    
Aims to describe visible defects, plus exposing potential problems posed by hidden defects.    
Aims to outline the repair options and give you a repair timeline, whilst explaining the consequences of not acting.    
Where practical and agreed, provides an estimate of costs for identified repairs.    
Provide specific comments on energy efficiency.    

RICS Home Surveys information sheet

Helping you choose the right survey

Sample Level 3 Report

Review a sample report to see if a RICS Survey Level 3 is right for you.

The RICS Building Survey service

Full breakdown of the service