When Is a RICS Level 3 Survey Essential for Period Homes?

Buying a period property, whether it’s a Georgian townhouse, a Victorian terrace, or a charming cottage, can be a dream come true. These homes offer unparalleled character, history, and unique features that modern properties simply can’t replicate. However, with this charm comes the potential for hidden issues that may not be immediately obvious. This is where a RICS Level 3 Survey comes in.

In this article, we’ll explore why a RICS Level 3 Survey is particularly valuable for older or heritage homes, explaining the most common issues period homes face and why a basic survey simply isn’t enough.

A Brief Overview of RICS Level 3 Surveys

A RICS Level 3 Survey is the most detailed and in-depth type of building survey available. Conducted by RICS chartered surveyors, this survey is designed to provide a comprehensive understanding of the condition of a property. It is particularly recommended for homes that are older than 70 years, those with visible damage, or properties with unusual or non-standard construction.

Unlike a Level 1 or Level 2 survey, a Level 3 Survey includes a thorough examination of all visible and accessible parts of the property. It covers not only the structural condition of the building but also issues such as damp, subsidence, roofing defects, and the condition of the plumbing and wiring. It also provides you with recommendations for repairs and maintenance, along with estimated costs.

If you’re considering buying or maintaining a period property, a Level 3 house survey is an essential step to avoid unpleasant surprises after the purchase.

Why Are RICS Level 3 Building Surveys Recommended for Period or Heritage Homes?

Older homes, especially those built using traditional materials and methods, often require more attention than modern properties. The combination of age, wear, and sometimes non-standard construction methods makes them prone to a variety of issues.

A RICS Level 3 Survey provides a detailed assessment of these issues, ensuring that you don’t miss anything important when it comes to maintenance or repairs.

Let’s take a closer look at some of the most common issues that a Level 3 building survey will identify in period homes.

Timber Decay and Woodworm

One of the most common problems found in period homes is timber decay. Timber framing, beams, floor joists, and wooden windows are all typical features in many older properties. Unfortunately, timber is susceptible to rot, and without proper maintenance, it can weaken the structure of the building.

Additionally, woodworm is a frequent issue in homes built before the 20th century. Woodworm larvae bore into timber, weakening the wood and causing structural damage. While these problems may not be visible on the surface, a RICS Level 3 Survey uses moisture meters and visual inspections to detect timber issues early.

A Level 3 survey also helps identify dry rot, which is often mistaken for damp. Dry rot spreads rapidly and can lead to significant damage to timber framing. Without early intervention, it can be costly to repair.

Roofing and Chimney Defects

The roof of any period property is often the most vulnerable part of the house, especially if it has a traditional design, such as slate or clay tiles. Over time, these materials can deteriorate, leading to water ingress and the weakening of the roof structure.

Chimneys, too, are prone to defects in older properties. Issues like cracked masonry, broken or missing chimney pots, and worn-out flashing can lead to water damage and, in some cases, structural collapse. A Level 3 house survey will thoroughly inspect the roof and chimney, checking for any damage that could cause issues requiring costly repairs in the future.

Historic Building Materials

Period homes often feature historic building materials, such as lime mortar, handmade bricks, cob, or wattle and daub. While these materials were standard in the past, they require specialist care and repair methods compared to modern building materials. For example, lime mortar is highly breathable and must be maintained with compatible materials.

A RICS Level 3 Survey identifies whether the property still uses traditional materials and highlights any repairs needed using appropriate materials. This is essential for homes that are listed or in conservation areas, as planning regulations may require specific repair techniques that a standard survey won’t account for.

Subsidence and Structural Movement

Subsidence is another common issue in period homes, particularly those built on clay-rich soil. The weight of the building, tree root growth, and drainage issues can all cause the ground beneath the house to shift, leading to cracks in the walls and floors.

A Level 3 building survey thoroughly investigates signs of subsidence or structural movement, such as cracks in walls, uneven floors, and doors or windows that no longer close properly. Early detection of subsidence can save you thousands in repair costs, as subsidence-related issues often require prompt, specialist attention.

Damp and Drainage Problems

Many older properties, especially those built before the advent of modern damp-proof courses (DPC), are prone to damp. Rising damp, penetrating damp, and condensation damp can all cause significant damage to a property, weakening structural elements and creating a breeding ground for mould.

A RICS Level 3 Survey uses advanced moisture meters to detect dampness in walls, floors, and ceilings, helping to pinpoint the cause of the issue. The survey also examines drainage systems to ensure that water is effectively diverted away from the building’s foundations, preventing water ingress that could lead to long-term damage.

Outdated or Faulty Wiring

Electrical systems in period properties are often outdated and not designed to handle the electrical demands of modern living. Homes built before the 1960s often have old rubber or lead-sheathed cables, which are not only inefficient but also potentially dangerous.

A RICS Level 3 Survey includes an overview of the electrical system, noting any outdated or faulty wiring that could present a fire hazard or cause electrical malfunctions. Depending on the findings, the surveyor may recommend a full electrical inspection, which can cost upwards of £2,000, but it’s essential for ensuring the safety of the property.

What’s Included in a Level 3 Full Building Survey?

A RICS Level 3 Survey is a detailed inspection that covers every accessible part of the building. Here’s what you can expect:

●     External Inspection: The surveyor will examine the external walls, roof, windows, and doors, looking for signs of wear and tear or structural movement.

●     Internal Inspection: The surveyor will check all visible internal areas, including floors, ceilings, lofts, and basements, for issues such as damp, cracks, and timber decay.

●     Plumbing and Heating: The survey will include a check on the plumbing system, including any potential leaks or issues with water pressure, as well as the condition of the heating system.

●     Electrical Systems: The electrical systems will be assessed, and the surveyor will note any problems with the wiring or fittings.

●     Damp and Drainage: Moisture levels will be tested, and drainage systems will be checked to ensure they’re functioning properly.

●     Detailed Report: The surveyor will provide a comprehensive report with photographs, identifying any problems and offering advice on how to fix them, including estimated costs.

Level 1 (Condition Report) and Level 2 (HomeBuyer Report) surveys are generally suitable for modern properties in good condition, but they fall short when it comes to period homes. These surveys are primarily designed to identify visible issues, such as cracks or damp, but they focus only on surface-level inspections. As a result, hidden problems like timber decay, subsidence, or structural weaknesses may go unnoticed.

Unlike a Level 3 survey, which provides a thorough, in-depth analysis of the property, both Level 1 and Level 2 surveys lack the comprehensive checks necessary for older homes. For example, they typically do not include tests for damp, inspections of roof structures or assess unique challenges posed by the materials used in traditional buildings.

In short, while Level 1 and Level 2 surveys may identify some visible problems, they do not provide the detailed analysis required for period homes. Without a more comprehensive survey, such as a Level 3 survey, homeowners and buyers risk overlooking costly issues that may only become apparent later, leading to expensive repairs and long-term damage.

Protect Your Investment with a Level 3 Building Survey from AMS Surveys

If you’re considering purchasing a period home or one built more than 50 years ago, don't risk overlooking potential issues. At AMS Surveys, our team of RICS chartered surveyors specialises in providing thorough RICS Level 3 Surveys.

We understand the unique challenges that period properties present, and our Level 3 building surveys are designed to identify both visible and hidden issues, including structural weaknesses, timber decay, and outdated wiring. With our extensive experience, you can trust our expert analysis to ensure your property is in the condition it should be, protecting your investment for the future.

Contact us to schedule a Level 3 house survey today!