For most home buyers, a “Full Building Survey” and a “Level 3 Survey” are the same thing in practical terms.
RICS introduced the Home Survey Levels (1, 2 and 3) to standardise survey descriptions, and Level 3 is the most comprehensive option. RICS also explains that Level 3 was previously known as an “RICS Building Survey.”
The phrase “full building survey” is commonly used as a plain-English way of describing that most detailed survey. The key point is that if the quote is for an RICS Home Survey – Level 3, you’re looking at the top-tier, most detailed pre-purchase survey under the RICS home survey framework.
What’s included in a Level 3 Survey service
A Level 3 Survey is built to give you an extensive, in-depth analysis of the property’s condition, with advice on defects, repairs and maintenance options.
1) A detailed visual inspection of the building, services and grounds
The Level 3 service consists of a detailed visual inspection of:
- the building itself
- the services (observational only)
- the grounds
It’s designed to be more extensive than Level 2, and to cover as much as is physically accessible on the day, while working safely.
2) Construction and materials: what the building is, not just what’s wrong with it
Level 3 goes further than a simple “list of defects” by describing:
- the materials used for each part of the building
- how those materials typically perform and deteriorate over time
That construction context is particularly useful for older homes, altered buildings, and anything non-standard.
3) Inspection of key “risk areas” where safe to do so
RICS’ scope for Level 3 explains that concealed areas normally opened or used by occupiers are inspected if it is safe, with common examples including roof spaces, basements and cellars.
In practice, that means a good Level 3 Survey will typically pay close attention to:
- roof coverings and roof junctions (from safe vantage points)
- chimneys and high-level masonry condition
- loft/roof space condition and structure (if accessible)
- floors (including signs consistent with subfloor moisture/ventilation issues)
- external rainwater goods and damp pathways (a very common cause of internal problems)
4) Services observed in normal operation (but not technically tested)
A common misunderstanding is that a Level 3 “tests” electrics, gas, plumbing, or drains. It doesn’t.
RICS is clear: services are not tested, but they are observed in normal operation (where permission is given and it’s safe).
So you should expect sensible observations and recommendations (e.g., “EICR advised”) rather than certification.
What the Level 3 report gives you (and how it helps you decide)
A Level 3 report isn’t just more pages — it’s more decision support. The Level 3 service aims to help you:
- make a reasoned and informed decision about purchasing (or planning repairs/maintenance/upgrading)
- get detailed advice on condition
- understand the risk of potential or hidden defects
- see the most probable cause(s) of defects based on the inspection
It also explains risks and how you might resolve or reduce them, which is one of the main reasons buyers step up to Level 3 for older, altered, or more complex buildings.
Costs and extras (sometimes included, sometimes optional)
Some surveyors include budget guidance; others treat it as an add-on. RICS notes that any “extra services” must be agreed in writing before the inspection, and examples can include:
- schedules of works
- re-inspection
- detailed specific issue reports
- valuation/reinstatement cost
- negotiation support
So when you compare quotes, it’s worth checking whether any of those extras are included.
One practical tip when you’re comparing “full building survey” quotes
If a firm uses the phrase “full building survey”, ask them to confirm in writing:
“Is this survey provided in line with the RICS Home Survey – Level 3 standard?”
If yes, you’re comparing like-for-like.
Want a Level 3 Survey that’s thorough, clear, and genuinely useful?
Email mail@howorth.uk or call 07794 400 212 — tell us what you’re buying (house/flat, approximate age, and any concerns like damp, cracking, roof condition, or alterations) and we’ll advise whether a Level 3 Survey is the right fit and what will be included.