Level 3 Building Surveys
A Level 3 Survey is a comprehensive property inspection designed for older homes, large properties, or those in poor condition. It provides detailed analysis of the building’s structure, materials, and defects, highlighting potential issues before they become costly repairs. This survey includes technical insights, maintenance advice, and photographic evidence to help you make informed decisions about complex or high-risk properties.
Level 3 Survey. What is Included?
Moisture and Infestations
Checks for rising damp, woodworm, fungal decay, and structural timber issues common in older properties.
Structural Checks
Comprehensive inspection of all visible and accessible elements – from walls and ceilings to lofts, floors, and cellars.
Doors & Windows
Assesses visible damage and maintenance requirements for doors, windows, fascias and other timber elements.
Photos of Defects
Clear photographs of any issues found during the inspection.
Drone Inspection
Detailed review of roofs, chimneys and guttering for signs of damage or deterioration.
Estimated Costs
Detailed repair costs of the defects found, giving insight into costs to be considered when buying.
Specific Repair Advice
Professional recommendations with estimated repair urgency, helping you prioritise essential works.
Condition Ratings
Easy to understand traffic-light system showing urgency of repairs.
What is a Level 3 Building Survey?
Also known as a “Full Structural Survey” or a “Home Survey Level 3”, this is the most comprehensive inspection available for a residential property.
It’s ideal for older, unusual, altered or large properties, or where major works are planned.
Here’s what it typically covers:
- A detailed inspection of both inside and outside of the building, including accessible roof spaces, subfloor voids and other normally concealed areas where safe to do so.
- A full review of the form of construction and materials used for each part of the building, how they perform, and how the building is likely to behave in future.
- Identification of visible defects, potential hidden defects, their causes, likely consequences if left unresolved, and suggestions for repair strategies.
- A narrative report (rather than just basic trafficlight ratings) that may include commentary on future maintenance, repair timescales, cost estimates (where agreed) and legal/structural considerations.
Features of our Level 3 Survey at 4Sight Surveying
We provide a premium service tailored to your property and requirements:
- Conducted by experienced, qualified surveyors with deep expertise in older, altered or nonstandard properties.
- Includes inspection of all major areas: structure (walls, floors, roofs), services (heating, plumbing, drainage), construction materials, outbuildings, boundary walls, site features, and more.
- A bespoke report, written in clear, accessible English: we explain defects, their causes, what they mean for you, and the realistic next steps.
- Optional addons: approximate repair cost ranges, maintenance scheduling advice, additional commentary for planned refurbishments or extensions.
- Ongoing support: postreport consultation to answer your questions, assist with negotiation, budgeting or specialist referrals.
Benefits of choosing a Level 3 Survey
- Comprehensive clarity: You get the fullest possible picture of what you’re buying — not just what meets the eye, but what may lie beneath.
- Informed decisionmaking: With detailed insight into defects, construction materials and future maintenance, you’re better placed to decide whether to proceed — or negotiate accordingly.
- Budget and plan ahead: If significant work is needed (now or in the future), you’ll have a realistic basis for budgeting and timing.
- Reduced risk: Older buildings, unusual construction types or properties with heavy alterations carry more hidden risk. A Level 3 survey helps minimise nasty surprises.
- Peace of mind: You can move ahead knowing you’ve done your homework thoroughly and are entering the purchase with your eyes open.
Why you should work with 4Sight Surveying
How Level 3 Differs from Level 2 (HomeBuyer Survey)
It’s useful to understand the key distinctions between a Level 2 survey (often called a HomeBuyer Report) and a Level 3 survey, so you choose the right level for the property in question.
Feature | Level 2 (HomeBuyer Survey) | Level 3 (Building Survey) |
Typical property suitability | Standard construction, relatively modern or in reasonable condition. | Older, nonstandard, heavily altered, large or in poor condition; or major works planned. |
Depth of inspection | Covers visible/accessibly parts, gives condition ratings and highlights defects. | Far more detailed: materials, construction methods, deeper look into potential hidden issues, causes, and recommendations. |
Report content | Often includes traffic light system (green/amber/red), general advice, and may include valuation. | Narrative style; addresses causes of defects, risk if not addressed, may include cost/time estimates, more tailored to you. |
Use case | Suitable for “typical” homes in sound condition when you want a reasonably detailed survey but no major concerns. | Suitable when you want maximum certainty — e.g., historic building, unusual structure, major renovation, large investment. |
Cost & time | Generally lower cost, quicker to complete. | Higher cost, survey takes longer to perform and report takes more time. |
In short: if the property you’re buying is straightforward and in good shape, a Level 2 might suffice; if you’re buying something more complex, a Level 3 is the safer route.
When should you choose a Level 3 Survey?
You should seriously consider a Level 3 Building Survey in any of the following scenarios:
- The property is over 50 years old, or built with nonstandard materials or methods.
- The building has been extensively altered, extended, converted or is of unusual layout.
- You’re buying a listed building, or one in a conservation area, or with potential historical/structural issues.
- You plan major renovations, structural changes or conversions and want to understand the underlying condition first.
- You have concerns about structural issues, damp, timber decay, subsidence, or other deeper problems that a simpler survey might not fully explore.
How to book a Level 3 Survey with 4Sight Surveying
- Contact us with your property details: (address, type, agreed purchase price), and any known issues (e.g., previous damp, subsidence, major works).
- We’ll assess whether Level 3 is appropriate (or recommend if Level 2 is sufficient) and provide a tailored quote.
- We schedule the inspection at a convenient time. We’ll advise you on any access preparation (loft access, attic, subfloor, outbuildings).
- Our surveyor carries out the inspection, then we prepare your bespoke report including photos, commentary, repair/maintenance recommendations and nextstep advice.
- We’ll walk you through the findings, answer your questions, and help you use the report for purchase decisions, negotiations, budgeting or planning.
When you’re investing in a home — possibly your largest financial commitment — it pays to go with the most thorough assessment you can. With a Level 3 Building Survey from 4Sight Surveying, you’re getting expert insight, tailored advice and real peace of mind. Don’t just buy a property — buy with confidence.
Level 2 vs Level 3 Survey Comparison
Service Description | Level 2 Survey | Level 3 Survey |
Describes the construction and condition of the property on the date of inspection | ✔ | ✔ |
Identifies any problems that are serious, need urgent attention, or require further investigation to prevent serious damage | ✔ | ✔ |
Includes a standard visual inspection (does not remove secured panels, electrical fittings, inspection covers, or similar features) | ✔ | ✔ |
Helps you decide whether you need further advice before committing to purchase | ✔ | ✔ |
Advises on the amount of ongoing maintenance required and helps budget for future repairs or restoration | ✔ | ✔ |
Includes roof space inspection and ground-level roof inspection | ✔ | ✔ |
Moisture and Infestation Checks – Identifies damp, rot, woodworm, and potential decay | ✔ | ✔ |
Structural Checks – Visual inspection of walls, ceilings, floors, and foundations | ✔ | ✔ |
Doors & Windows – Assesses visible damage and maintenance requirements | ✔ | ✔ |
Photos of Defects – Clear photographs of any issues found during inspection | ✔ | ✔ |
Condition Ratings – Simple traffic-light system showing urgency of repairs | ✔ | ✔ |
Detailed Structural Report | ✔ | |
Cavity Wall Insulation Check | ✔ | |
Drone Inspection – Extensive aerial review of roof, guttering, and chimney | ✔ | |
Describes Visible and Potential Hidden Defects | ✔ | |
Provides Repair Options, Timelines, and Consequences of Not Completing Repairs | ✔ | |
More Detailed Visual Inspection – Broader review of roof space, grounds, floors, and services | ✔ | |
Estimated Repair Costs – Provides an estimated cost to rectify identified issues | ✔ | |
Practical Repair Advice – Recommendations on necessary repairs and ongoing maintenance | ✔ | ✔ |
Ideal Property Type – Best for conventional, well-maintained homes | ✔ | |
Most Comprehensive Option – Best for older, larger, or unusual properties requiring deeper investigation | ✔ | |
Carried Out by RPSA Accredited Surveyors | ✔ | ✔ |
Includes Discussion with Surveyor to Review Findings | ✔ | ✔ |
Arranged Directly by Our Team (We Coordinate Access with Agent or Vendor) | ✔ | ✔ |
RPSA Building Survey: Coverage, Insights, and Benefits
What does the RPSA Building Survey Include?
The Building Survey includes a visual inspection of all major internal features including ceilings, roof, walls, and bathrooms, as well as external features including windows, roofing, pipes, gutters, walls, and doors.
In addition to the main property, a surveyor will also inspect any permanent outdoor structures such as garages, fixed sheds or greenhouses or garden offices.
A surveyor will further inspect the heating, drainage, electric, gas/oil, and water services and comment on energy efficiency.
The Building Survey uncovers any serious structural problems with the building such as subsidence. The surveyor will also inspect damp-proofing, drainage, insulation, and damp test the walls with specialist equipment, to ensure damp is not present in the property. They will further investigate the condition of visible sections of the property’s timbers for woodworm and rot. They will also check if the septic tank needs septic tank cleaning or pumping services.
The Building Survey includes details of all major faults. The building surveyor will also offer some advice repairs and maintenance advice on how to rectify these faults.
Your Building Survey will provide outline information on the property being surveyed and its location. Your surveyor will also highlight specific areas where you will need to consult a legal advisor to further investigate these issues and seek specialist attention.
The report provides a traffic light rating system for easy identification of problem areas, alongside advice on repairs and ongoing maintenance.
Why should I get one?
The Homebuyer report will help you to:
Make a balanced, informed decision about whether to go ahead with buying the property, without overwhelming you with technical details.
Make an informed decision on what is a reasonable price to pay for the property.
Take into account any repairs or replacements the property needs.
Consider what further advice you should take before committing to purchasing property.
