A Level 3 Survey (often referred to as a Building Survey) isn’t just “a visit and a report”. Done properly, it delivers a clear set of practical outputs that help you make a confident buying decision, plan repairs, and manage risk before you become legally committed.
While the exact format varies slightly between firms, a strong Level 3 service typically provides the deliverables below.
1) The inspection itself (the core deliverable)
The first deliverable is the Level 3 inspection—a detailed, methodical visual review of the property.
What this normally includes:
- Internal inspection of the main building: walls, ceilings, floors, joinery, wet areas, signs of damp/movement/defects
- External inspection: roof and high-level elements (from safe vantage points), chimneys, rainwater goods, external walls, openings
- Roof space (loft) inspection where safe and accessible
- Outbuildings and boundaries (permanent structures) where accessible
- Grounds and external features that influence the building (paths, retaining walls, drainage falls, damp pathways)
What you get from this deliverable: a surveyor’s structured “whole building” assessment that goes beyond what you can see on a viewing.
2) The written Level 3 Survey report (your main output)
The key deliverable is the Level 3 report. This is where the inspection findings are turned into decision support.
A good Level 3 report typically includes:
A) Description of the property and construction
- Property type and configuration (house/flat, era, form)
- How it’s built (walls, roof, floors) and the materials used
- Construction features that influence risk and maintenance
This is especially valuable for older/altered buildings where performance isn’t “standard”.
B) Condition findings across all main elements
- What defects were found and where
- How significant those defects are
- How defects may develop over time if left unaddressed
C) Cause, consequence, and context (where evidence supports it)
This is where Level 3 stands apart: it doesn’t just say “there is a defect”—it explains:
- likely cause(s) where reasonably identifiable
- what it may mean for the building
- how urgent the issue is, and why
D) Remedial options and repair approach (high level, not a specification)
A strong Level 3 report typically provides:
- sensible repair routes (in principle)
- practical considerations (access, sequencing, knock-on impacts)
- guidance on maintaining the building going forward
E) Priorities and recommended next steps
Expect a clear steer on:
- what should be addressed urgently
- what can be tackled in the short-to-medium term
- what is routine maintenance
- what needs further investigation before you commit
3) Photographic evidence (commonly included)
Many Level 3 reports include photographs to support key findings—particularly:
- roof defects viewed from accessible points
- cracking/movement indicators
- damp staining or moisture pathways
- defects in chimneys, gutters, external walls
- significant internal issues
Photos are not always “mandatory”, but they are a common and very useful deliverable because they:
- help you understand the issue quickly
- support negotiation conversations
- allow you to share findings with contractors for quoting
4) A prioritised action plan (what to do now vs later)
Even when it’s not labelled “Action Plan”, a good Level 3 service will deliver a clear set of priorities and timescales, typically broken down into:
- Immediate / urgent items (often safety or active water ingress risks)
- Short-term repairs (to prevent deterioration)
- Medium-term works (planned maintenance)
- Longer-term upgrades or lifecycle replacements
This part of the deliverable is what makes the report genuinely usable—especially if you’re managing a budget.
5) Recommendations for specialist investigations (targeted, not generic)
Because a Level 3 Survey is still non-intrusive, some risks can’t be fully confirmed on the day. A good deliverable is a targeted list of any further checks needed, such as:
- Gas Safe inspection
- Drainage CCTV survey
- Damp/timber specialist inspection
- Structural engineer review (where movement risk exists)
The best Level 3 reports do not recommend “specialists for everything”—they recommend follow-ups only where the evidence makes it sensible.
6) Cost and timescale guidance (sometimes included, sometimes optional)
Some Level 3 services include budget guidance for repairs; others provide it as an add-on.
If included, you can expect:
- broad cost ranges for significant repairs
- likely timescales and sequencing considerations
- commentary on disruption and access constraints
If it isn’t included, a well-written report will still give enough detail for you to obtain accurate contractor quotes quickly (because it identifies location, scope and risk clearly).
7) Clarification call / post-report discussion (a highly valuable deliverable)
Many reputable surveyors offer a short call after you’ve read the report to:
- explain priorities
- clarify technical points
- talk through the “big decision” issues
- advise on which specialist checks are truly worth doing before exchange
This conversation often adds huge value—because it turns a long document into a clear plan.
If you’re choosing between quotes, it’s worth asking whether post-report support is included.
8) Scope notes and limitations (what couldn’t be inspected)
A professional Level 3 Survey will always deliver a clear section explaining:
- what wasn’t accessible (locked rooms, blocked loft hatch, unsafe roofs)
- what was concealed (fixed finishes, heavy storage)
- what that means for risk
- what you can do about it (access arrangements, specialist follow-up)
This may not feel like a “benefit”, but it protects you: it shows exactly where uncertainty remains.
Optional deliverables you may be offered (depending on provider)
Some firms also offer additional services alongside the Level 3 report, such as:
- a valuation / reinstatement cost guidance
- re-inspection after repairs
- negotiation support (helping you structure a reasoned request)
- a schedule of works (more detailed repair listing)
- specific defect reports (damp-only, movement-only, etc.)
These can be useful, but they’re typically separate from the core Level 3 deliverables.
In summary: what you should receive
A good Level 3 service typically delivers:
- a thorough inspection
- a detailed written report with construction context, defects, implications and repair options
- photos to support key findings (often)
- a prioritised plan and clear next steps
- targeted recommendations for further investigations (if needed)
- clear limitations and remaining unknowns
- and often a post-report discussion to help you act on it
Want a Level 3 Survey that’s clear, practical and genuinely useful?
Email mail@howorth.uk or call 07794 400 212. Tell us what you’re buying (house/flat, approximate age, any alterations) and what you’re worried about (damp, cracking, roof condition), and we’ll explain what deliverables you’ll receive and how to get the best value from the survey.