What is a Level 3 Survey?

A level 3 survey is more thorough and detailed than than a Level 2 and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.

How much does a Level 3 survey cost UK?

A Level 3 Home Survey, sometimes called a Building Survey, costs £800 on average, though it can be as cheap as £600 and as expensive as £1,200. A Building Survey is the most comprehensive of all the survey types.

Is a RICS Level 3 worth it?

Level 3 (Building or Structural Survey) This type of survey is more in-depth than a Level 2. It's also the best option for unusual or older properties, those that have undergone significant alterations. This type of RICS survey will cover: The property's overall condition in detail, including both major and minor defects.

Does a level 3 survey check for damp?

The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. So yes, the property is checked for signs or evidence of damp, however this may recommend a Damp and Timber Survey whereby chemical testing and analysis may be required.

How long does a Level 3 survey take to complete?

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey RICS offers. It can take around 2-4 at the property, maybe more depending on the size, type and condition for the surveyor to complete a Building Survey. It then takes several hours more to produce and write the report.

Is a Level 3 survey structural?

The RICS Home Survey Level 3 has often been previously referred to as a “full structural survey” or “building survey”. The report can be on an RICS Home Survey Level 3 template or can be to the surveyor's bespoke design. Level 3 reports are conducted by Building Surveyors. Whilst the structure is reported upon, it does not necessarily provide a detailed investigation of structural issues such as subsidence or cracking which usually requires intrusive investigation. In which case you may need a Structural Inspection.

What areas does AMS SURVEYS cover?

We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.

What are the red flags on a house survey?

Property surveyors can identify issues that may impact a buyer's decision to continue with the purchase. These red flags could include structural damage, unapproved extensions, damp or subsidence. Ultimately it depends on the cost of those repairs and whether you are able to negotiate the purchase price or willing to accept risk and the cost of those repairs.

Rural terraced cottages and garden in the UK

WHEN GREATER DETAIL AND COST ADVICE IS REQUIRED

RICS LEVEL 3 BUILDING SURVEY
For older, altered, extended or complex properties

A detailed RICS Level 3 Building Survey from experienced Chartered Building Surveyors. Understand the condition of your property, identify significant defects and get practical advice on repairs and potential costs before you commit to your purchase.

Level 3 surveys from £990 inc. VAT at AMS SURVEYS

LEVEL 3 SURVEY QUOTE

For older, altered or complex buildings

VOTED ‘EXCELLENT’ FOR A REASON

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WHAT IS A LEVEL 3 RICS BUILDING SURVEY?

Previously known as a Full Building or Structural Survey, a RICS Level 3 Building Survey is the most detailed residential survey we provide and is designed for properties where greater investigation and advice are required.

Unlike a Level 2 Home Survey, a Level 3 survey provides a more detailed assessment of the property's construction, condition and significant defects.

It is particularly appropriate for older, extended, altered, unusual or poorly maintained properties.

The survey helps you understand not just what is wrong, but where appropriate, why a defect may have occurred, what repair or maintenance may be required, and what risks could arise if the issue is left unresolved.

This can be particularly valuable when buying a period property, a home that has been substantially extended or altered, or a property where you have concerns about its condition.

RICS Level 3 Building Surveys from £990 inc. VAT.

IS A LEVEL 2 OR LEVEL 3 RIGHT FOR YOU?

The right survey depends on the property type and level of risk. Most modern, conventional homes are suitable for a Level 2 Homebuyer Survey, while older or altered properties often benefit from a Level 3 Building Survey.

Not sure which survey you need?
Tell us about the property, and we'll recommend the most appropriate survey. We won't recommend a Level 3 Survey when a Level 2 Survey is suitable.

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Feature	Level 2 Survey	Level 2 Plus	Level 3 Survey
Best for	Modern homes in reasonable condition	Modern homes where you want greater cost certainty	Older, extended or more complex properties
RICS survey level	Level 2	Level 2	Level 3
Inspection and condition assessment	✓	✓	In-depth
Significant defects identified	✓	✓	✓
Photographs	✓	✓	✓
Priority Condition ratings	✓	✓	✓
Repair and maintenance advice	Essential advice	Essential advice	Detailed advice
Analysis of defects	Appropriate to Level 2	Appropriate to Level 2	Detailed analysis and explanation
Older or heavily altered properties	May not be suitable	May not be suitable	✓ Recommended
Unusual construction	May not be suitable	May not be suitable	✓ Recommended
Budget repair costs	Optional upgrade	✓ Included	✓ Included
Drone roof inspection	Optional upgrade	Optional upgrade	✓ Included
Pre-survey consultation	Standard client support	Standard client support	✓ One-to-one with your Surveyor
Post-survey consultation	Call with Surveyor	Call with Surveyor	✓ One-to-one with your Surveyor
Listed building option	Not normally recommended	Not normally recommended	*Upgrade to Historic Building Survey
Overall detail	★★★	★★★★	★★★★★

*Buying a Listed Building?
Upgrade your Level 3 to an AMS Historic Building Survey for specialist advice on historic fabric, traditional materials, conservation and sympathetic repair.

SEE OUR LEVEL 2 SURVEY

HOW MUCH DOES A LEVEL 3 SURVEY COST?

A RICS Level 3 Building Survey at AMS Surveys starts from £990 inc. VAT.

The final cost depends on factors including the property's size, age, location, construction, accessibility and complexity.

Larger or particularly complex properties may require additional time and investigation, so we provide a property-specific quotation before you book.

Our Level 3 service can also include additional value such as:

Detailed repair and maintenance advice
Budget repair cost estimates
Drone roof inspection where appropriate
Direct consultation with your surveyor
Clear photographic evidence throughout the report

Request a quote and we'll confirm the appropriate survey level and cost for your property.

REQUEST A QUOTE

WHAT DOES A LEVEL 3 BUILDING SURVEY INCLUDE?

Detailed defect analysis

We don't simply identify defects. Where possible, we explain their likely causes, implications and recommended next steps.

Repair and maintenance advice

Clear practical advice on repairs, maintenance priorities and areas requiring further investigation.

Budget repair costs

Indicative repair costs can help you understand potential liabilities and make more informed decisions about the purchase.

Drone roof inspection

Where appropriate, drone technology can help us inspect roof areas that cannot safely or practically be viewed from ground level.

Direct access to your surveyor

Your survey isn't simply delivered and forgotten. We provide direct support so you can discuss the findings and understand what they mean for your purchase.

Clear photographic evidence

Significant findings are supported with photographs, helping you understand exactly what the surveyor has identified.

IS A LEVEL 3 BUILDING SURVEY RIGHT FOR MY PROPERTY?

FOR HOME BUYERS

Buying a home is stressful, but no more so than finding structural problems once you’ve moved in! Whilst the Level 2 Survey is ideal for standard properties, this report will offer greater detail to ensure your investment is worthwhile and prevent any nasty surprises arising. Whilst the report content may seem technical, our experts can talk you through our findings, discuss what these mean, and help you take your next step forward with the utmost confidence.

Older Property?

Particularly period properties where traditional construction and age-related defects require greater consideration.

Have an Extension or Heavily Altered Home?

Properties with extensions, loft conversions, alterations or previous refurbishment.

Got Many Visible Defects?

Cracking, damp, roof problems, movement or other concerns identified during your viewing.

Unusual Construction?

Properties built using non-standard or less common construction methods.

Do You Require Renovation?

If you're planning significant refurbishment, a detailed understanding of the building's condition can be particularly valuable.

COMMERCIAL SERVICES

FOR BUSINESS OWNERS

When looking into property to house your business operations,
the last thing you want is to commit, then encounter issues
down the line. By delving deeper into the condition of the construction and various building elements, the detailed, technical Level 3 report known as a Commercial Building Survey will make you aware of any serious risks and their consequences if ignored. Should you wish to go ahead with the purchase or modification, AMS SURVEYS can offer invaluable support, detailing the repair options whilst giving you the data you need to make a wise decision.

NEED A HISTORIC BUILDING SURVEY?

Our Historic Building Surveys follow the same report format as the RICS Level 3 Survey; however, focus on the Historical Significance of a building, providing advice such as what may have been altered without Listed Building Consent.

Having managed many inspections of timber-framed and aged properties across the North of the UK, we’re well-versed in the somewhat unusual findings that may lie in store.

However, no matter how complex the design or uncommon the construction, we’ll leave no stone unturned, offering an overall assessment of repairs, alterations that may have been made, and a full condition rating before you take on your property purchase, refurbishment or restoration. Be sure to also see our Heritage Services.

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Not sure whether you need a Level 2 or Level 3 survey?
Tell us about the property and we'll help you understand which survey is most appropriate.

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Frequently asked questions

LOOKING TO TAKE YOUR SURVEY TO THE NEXT LEVEL?

Gain peace of mind with AMS SURVEYS. Contact our team to discuss how our expert RICS Level 3 building surveyors can help you and find a suitable time and date for inspection.

SEE OUR RICS LEVEL 3 SURVEY EXAMPLE

When you request a quote, we'll happily send you an example report, so you know exactly what to expect and can see the true quality of our Level 3 reports.