RICS Home Survey Standard Level 3

The most thorough and detailed of the residential surveys have been known by many titles over the years, including ‘Structural Survey’, ‘Building Survey’ and ‘Level 3’ survey.

There was previously considerable variation between the offerings of different surveying firms and to address this issue RICS introduced the Home Survey Standard in 2019. All RICS members’ reports are now required to be ‘benchmarked’ against set ‘levels’ on inspection and reporting.

Our Level 3 Building Survey is a bespoke survey product designed around the client’s particular needs and carefully matched to the requirements of the subject building. It is suited to larger, more complex, older, perhaps listed buildings, or those in significant disrepair or having some peculiarity in their constructional type.

A large Victorian terraced house for example, is best assessed by way of a Level 3 Building Survey.

We will agree with the client the extent of access (for example, to high roofs – and whether we should utilise drone technology or other means of  high-level inspection) and what additional investigations are required (for example: energy assessment, asbestos, electrical, heating, drains, core samples, wall ties, etc.).

The Level 3 Building Survey report is highly detailed but also summarises: i) the areas of concern, ii) the priority repairs, and iii) any necessary further investigations. It forms a useful framework for the future planned maintenance or refurbishment of the subject property.

A Level 3 Building Survey report meeting the ‘benchmark’ standard will set out:

• the detailed form of construction and materials used for each part of the building, outlining any particular performance characteristics – this is especially important for older and historic buildings where the movement of moisture through building materials can be critical to how the building performs;
• any obvious defects and the identifiable risk of those defects that may be hidden;
• an outline of the remedial options available along with, if considered to be serious, the likely consequences if the repairs are not done;
• a timescale for the necessary work, including (where appropriate and necessary) recommendations for further investigation;
• discussion on the future maintenance of the property, identifying those elements that may result in more frequent and/or more costly maintenance and repairs than would normally be expected;
• the nature of risks to those parts of the property that have not been inspected; and
• summarisation of the issues.

Photographs. Our Level 3 Building Survey reports include a suite of (typically) 50 -100 high-resolution colour photographs illustrating the identified issues and the building elements more generally.

Thermal Imaging. Our Level 3 Building Survey reports may include thermal images – illustrating areas of poor insulation, heat loss and other issues. Please be aware that thermal imaging is only practicable where there are strong temperature differentials – it is most effective in occupied (heated) properties in the winter months – when it is cold outside.

Market Valuation. Our standard version of the Level 3 Building Survey report does not include a valuation. An Appendix to the Level 3 Building Survey report is available which comprises an RICS Valuation: Global Standards compliant valuation and commentary. A BCIS reinstatement valuation (for insurance purposes) an also be added. These are extra cost options.

Costs

• Our Level 3 Building Survey report starts at around £800 plus VAT – (surveys of larger, older, more complex, or listed dwellings can cost significantly more).

Further advice

We provide quotations specific to the dwelling under consideration. Please contact the office to discuss the dwelling to be surveyed. One of our surveyors will advise whether the  Level 3 Building Survey service is the most appropriate for that dwelling, what the cost would be, and what extra cost options are available.