Yes — a Level 3 Survey will absolutely advise on cracks, and it’s one of the areas where a Level 3 report can be especially useful. Cracks are common in UK housing (particularly in older properties), but the meaning of a crack depends on its pattern, location, width, direction, and what’s happening around it. A Level 3 Survey doesn’t just note that a crack exists — a good surveyor will explain what it’s likely to indicate, what the risk is, and what you should do next.
That said, it’s important to understand what a Level 3 Survey can and can’t do: it’s a non-intrusive visual inspection, so it won’t “prove” what’s happening under the ground or inside hidden structure. But it can often give you a well-reasoned view and, crucially, tell you when you need an engineer.
What your surveyor will do with cracks during a Level 3 Survey
1) Identify and record the cracks properly
A Level 3 inspection will normally:
- note where the cracking is (internal, external, specific rooms/elevations)
- describe the orientation (horizontal, vertical, stepped, diagonal)
- note the approximate width and whether it varies along the crack
- comment on whether cracks look old and stable or fresh/active
- identify whether cracking appears in multiple locations (pattern matters)
The difference between a useful report and a vague one is whether the crack is documented in a way that helps you make decisions.
2) Look for patterns that suggest a cause
A surveyor doesn’t just look at the crack. They look for clues around it, such as:
- whether doors/windows nearby stick or appear out of square
- whether floors slope, bounce, or feel uneven
- whether the crack continues through multiple surfaces
- whether there are related external issues (guttering leaks, saturated ground, poor drainage falls)
- whether there are signs of historic repair (redecoration patches, filled cracks, mismatched plaster)
This “joined-up” assessment is what helps a Level 3 Survey give more meaningful guidance.
3) Differentiate typical cosmetic cracks from structural concern (where possible)
Many cracks are cosmetic, for example:
- hairline plaster cracking from shrinkage
- minor movement-related cracking in older buildings
- small cracks around openings caused by normal settlement
But a surveyor will flag higher concern where cracking may indicate something more significant, such as:
- stepped cracking through brickwork (often around openings)
- diagonal cracks that widen toward one end
- cracking paired with bulging or bowing walls
- cracking that appears progressive (fresh edges, widening, recent “make good”)
A Level 3 Survey is particularly good at explaining which cracks are likely “watch and maintain” versus “investigate before you commit”.
What the report will typically say about cracks
A good Level 3 report usually includes:
Severity and urgency
Expect the surveyor to say whether cracks appear:
- minor and typical for the property age/type
- moderate and requiring repair/monitoring
- potentially significant and needing further investigation before purchase
Probable cause (when evidence supports it)
Surveyors often discuss likely causes, such as:
- long-term settlement / historic movement
- thermal or moisture-related expansion and contraction
- lintel issues around windows/doors
- deterioration or movement related to nearby water ingress and saturated ground
- alterations (knock-throughs, extensions) changing load paths
A professional surveyor won’t guess wildly — they’ll explain what they think is most likely based on what they can see.
Practical next steps
This is where Level 3 adds real value. The report should advise whether to:
- monitor the cracking over time
- obtain an engineer’s opinion
- investigate drainage issues
- repair external defects first (guttering/pointing) before internal redecoration
- avoid cosmetic repairs until the cause is understood
When a Level 3 Survey will recommend a structural engineer
You should expect a surveyor to recommend an engineer if:
- cracking appears progressive, widespread, or structurally significant
- there are signs of movement affecting openings, floors, or multiple elevations
- there’s evidence that previous repairs have repeatedly failed
- the property has been significantly altered and cracking appears connected to structural changes
- the surveyor can’t reasonably rule out serious causes without further assessment
This is not alarmist — it’s sensible risk management before exchange.
What a Level 3 Survey can’t do (important for expectations)
Even a Level 3 Survey usually won’t:
- open up walls/floors to inspect concealed structural elements
- calculate structural adequacy of beams or foundations
- confirm subsurface conditions (soil, foundations, underground drainage) without specialist investigations
- guarantee whether movement is “active” unless there is strong visible evidence
So if your report flags cracks as a major concern, the normal pathway is: Level 3 Survey → engineer/specialist checks → quotes → decision/negotiation.
What you should do if cracks are mentioned in your report
1) Ask: “Is it cosmetic, or could it be movement?”
If the report isn’t clear, ask your surveyor directly:
- “Is this cosmetic plaster cracking or movement-related cracking?”
- “Is there anything that suggests progression?”
- “What would you investigate next and why?”
2) Cost the right thing (don’t just price filler and redecorating)
If the crack could be movement-related, cosmetic repairs may fail again. Better to:
- investigate the likely cause
- fix contributing factors (water management, drainage, structure)
- then repair finishes
3) Use it for negotiation — but only with evidence
If cracks indicate costly investigation/repairs, get:
- an engineer report (if recommended)
- contractor quotes (especially where access/scaffold is needed)
Then renegotiate based on evidence, not anxiety.
The bottom line
Yes — a Level 3 Survey will advise on cracks, and a good one will do more than simply note them. It should help you understand what the cracking is likely to mean, how urgent it is, what further checks (if any) are sensible, and how the issue could affect your purchase decision and repair budget.
Want help interpreting crack comments in your Level 3 Survey?
Email mail@howorth.uk or call 07794 400 212. If you share the summary section (or describe where the cracks are and what the report says), we can help you understand whether it sounds cosmetic or movement-related, what follow-up checks are worth doing, and how to approach the next steps before you commit.