A Level 3 Survey (often referred to as a Building Survey or RICS Home Survey – Level 3) is the most comprehensive home survey format. In simple terms, it includes two main deliverables:
- a thorough inspection of the property, and
- a detailed report based on what the surveyor finds.
It’s designed to help you make a reasoned, informed decision when buying—especially where the building is older, altered, unusual, or you want deeper clarity before you commit.
1) What happens before the inspection
A good Level 3 Survey doesn’t start at the front door. The service includes:
- a desk-top study, and
- oral enquiries for information about matters affecting the property.
In practice, this helps the surveyor understand likely risk areas and tailor the inspection—for example, past alterations, known leaks, or recurring issues mentioned by the agent/owner.
2) What the surveyor inspects on site
Inside and outside of the main building (plus outbuildings)
The surveyor carefully and thoroughly inspects the inside and outside of the main building and all permanent outbuildings, recording construction and visible defects.
This inspection is intended to cover as much as is physically accessible, and where it can’t, the report should explain the limitation.
Roof coverings and high-level elements (how they’re assessed)
Surveyors use tools such as binoculars and a torch, and may use a ladder (within safety limits) for certain areas like flat roofs and hatches.
If parts of the roof can’t be safely viewed closely, the report should say so and explain any associated risks.
Roof space (loft)
If it is safe and reasonable, the surveyor will enter the roof space and visually inspect the roof structure, focusing on areas vulnerable to deterioration and damage.
A Level 3 goes further than a basic glance:
- small corners of insulation may be lifted to identify type/thickness (if safe), and
- where safe and permitted, a small number of lightweight possessions may be repositioned to improve inspection coverage.
Floors and sub-floor areas (where relevant and safe)
Level 3 inspection guidance includes:
- checking exposed floor surfaces,
- lifting corners of loose/unfitted floor coverings where practicable,
- assessing floors for excessive deflection (e.g., “heel-drop” testing), and
- where safe, inspecting sub-floor voids more thoroughly (including entering under-floor areas in some cases).
This is particularly useful in older homes with suspended timber floors, where ventilation and moisture risks can be significant.
Drainage inspection chambers (where accessible)
At Level 3, the surveyor may lift accessible inspection chamber covers to drains/septic tanks where safe and without causing damage, and observe normal drainage operation in everyday use.
This doesn’t replace a CCTV drainage survey, but it can help identify warning signs early.
Services (electrics, heating, plumbing)
A crucial point: services are not technically “tested”, but at Level 3 they are observed in normal operation.
The surveyor will visually inspect what can be seen and may, where safe:
- operate an identified sample of lights/extractor fans, and
- ask the occupier to operate the heating.
However, the standard makes clear that services are often hidden and only visible parts can be inspected; specialist testing isn’t carried out as part of the survey.
Outside areas: boundaries, grounds, and shared areas
The surveyor inspects boundary walls/fences, permanent outbuildings and any areas in common use, and walks the grounds (and sometimes adjoining public property) where access can be obtained.
Level 3 guidance also stresses that surveyors should “follow the trail” of suspected issues in the grounds more than at Levels 1 and 2, because external defects can be costly and influence a buying decision.
3) What the Level 3 report includes
A Level 3 report is more than a list of defects. It typically includes:
A description of construction and materials
Level 3 addresses materials used for each part of the building and how the property is built.
Defects, the risk of hidden issues, and likely causes
The service aims to:
- provide detailed advice on condition,
- describe the identifiable risk of potential or hidden defects, and
- propose the most probable causes of defects based on the inspection.
Repair options, priorities, and timescales
Level 3 includes defects and remedial options and issues related to future maintenance, and it makes general recommendations on priority and likely timescales for work.
Costs (sometimes)
Where practicable and agreed, the surveyor may provide an estimate of costs and likely timescale for identified repairs/necessary work (this can be included as part of the service or agreed as an additional element, depending on provider).
Energy context (not a full energy assessment)
The surveyor does not produce an EPC as part of the Level 3 service, but where practicable they may obtain/review the EPC and add commentary on energy-related matters and improvements.
4) Flat-specific scope (what’s realistically covered)
When inspecting flats, the surveyor assesses the general condition of:
- the outside surfaces of the building,
- access/communal areas leading to the flat, and
- roof spaces, but only where accessible/owned/communal areas allow.
This is important because flats often involve shared structure and restricted access—so your survey findings should be read alongside your solicitor’s leasehold enquiries and building information.
5) Key limitations to understand (so expectations are realistic)
Even Level 3 is non-intrusive. The surveyor does not force or open up the fabric of the building without consent or where it could cause injury/damage—this includes lifting fitted floor coverings, moving heavy furniture, clearing stored goods, removing secured panels, or undoing electrical fittings.
And as noted above, services are generally hidden—so only visible elements are inspected and specialist tests are not part of the survey.
The takeaway
A Level 3 Survey includes a thorough inspection and a detailed, practical report that covers construction, visible defects, risk of hidden issues, probable causes, remedial options, and future maintenance guidance—with potential cost/timescale indications where agreed.
Want to book a Level 3 Survey—or check if it’s the right level for your property?
Email mail@howorth.uk or call 07794 400 212 and tell us the property type/age and any concerns (damp, cracking, roof condition, alterations). We’ll advise whether Level 3 is the sensible choice and what you should expect from the inspection and report.