RICS Level 3 Building Survey in London
Best for older, larger, altered or unusual properties, or where you plan significant work.
Carried out under the RICS Home Survey Standard by Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer.
Level 3 Building Survey
from £895
Full fee, including all taxes and fees, for properties valued up to £500,000. Confirmed in writing before you instruct.
- On site
- Typically 3 to 5 hours
- Report
- Typically within 7 working days of the inspection
What you get
- A condition rating and a detailed entry for each part of the property: construction, condition, likely cause and repair
- A more extensive inspection: hatches opened and loose floorboards lifted where permitted and safe
- Further investigation advice and what to get quotes for before you exchange
- Means of escape and a separate energy section
- A pre-inspection call with Joe to hear your concerns and plans for the property
- A full labelled photo pack
- A negotiation summary of the points that may affect the price you pay
- Tailored questions for your conveyancer
- A measured floorplan with the gross internal area (GIA)
- A 30-minute call with Joe to go through the report (weekday slots between 4pm and 6pm)
- Follow-up questions answered by email for 3 months after the report
Not included
- Opening up floors, walls or ceilings, or moving heavy furniture
- Testing the electrics, gas, heating or drains: we tell you when a specialist test is needed
- A valuation, unless you add one (from £150 more)
Is it right for your property?
A good fit
- 1A Victorian, Edwardian or older property
- 1Extensions, conversions or alterations
- 1Visible cracks, damp or settlement, or plans for significant work
Choose another level if
- A conventional property in reasonable condition: Level 2
- A well-kept flat where you want more explanation but expect no major defects: Level 2 Plus
From one of our reports
The roof structure entry from a RICS Home Survey Level 3 Joe issued in June 2025, with the address and client removed.
E1 Roof structure
2Access to the main roof void was gained through a ceiling hatch on the second-floor landing. Further access was possible through eaves cupboards in the second-floor rooms, which gave limited views of other areas of the roof structure. The inspection of both roof voids was notably restricted by stored items, the position of the cold-water storage tank, sarking boards fixed beneath the roof covering, insulation and the close boarding of rafters. As such, only a visual inspection could be carried out in many areas, and physical testing of the timbers was limited.
The main roof is traditionally constructed using conventional cut timber framing, consistent with the age of the property. No collars or purlins were noted; however, given the relatively modest span of the roof, this is not atypical. No deflection or signs of structural movement were observed, and the accessible roof timbers appeared stable and in a condition commensurate with the age of the property. Nevertheless, the concealed nature of many areas means that latent defects may be revealed when the roof is next renewed, and it is advisable to allow a contingency in the roofing budget for timber repairs once the sarking boards are removed and the full structure is exposed.
How the levels compare
All three follow the RICS Home Survey Standard and use the same condition ratings; the difference is how much the report explains.
| Feature | Level 2from £649 | Level 2 Plusfrom £849 | Level 3from £895 |
|---|---|---|---|
| Best for | Conventional houses and flats in reasonable condition | Converted, period or higher-value flats, and well-kept homes where you want more explanation | Older, larger, altered or unusual properties, or where you plan significant work |
| Inspection | Visual inspection of the accessible parts of the property | As Level 2, with closer reporting on construction, insulation, ventilation and damp management | More extensive inspection; hatches opened and loose floorboards lifted where permitted and safe |
| Report style | Concise: a condition rating and a clear paragraph for each element | Level 2 content plus construction and context paragraphs | Detailed: construction, condition, likely cause, repair options and implications |
| RICS condition ratings (1, 2, 3, NI) | Yes | Yes | Yes |
| Construction and context paragraphs | No | Yes | Yes |
| Defect cause and repair scope | Summary advice on repairs and maintenance | Summary advice on repairs and maintenance | Likely cause, repair options and priorities |
| Further investigation advice | Yes, where needed | Yes, where needed | Yes, with what the investigation should cover |
| Market valuation | Add for £150 (from £799) | Add for £150 (from £999) | Add for £150 (from £1,045) |
| Reinstatement cost estimate (insurance) | Available, from £399 | Available, from £399 | Available, from £399 |
| Call with Joe to go through the report | 15 minutes | 30 minutes | 30 minutes |
| Pre-inspection call, labelled photo pack, measured floorplan (GIA) | Not included | Included | Included |
| Negotiation summary and tailored conveyancer questions | Not included | Included | Included |
| Repair priority plan with indicative cost bands | Not included | Included (a guide only, not a quote) | Repair priorities included; get contractor quotes for costs |
| Email follow-up questions | One follow-up enquiry | 3 months | 3 months |
| Typical turnaround | 5 working days after inspection | 5 working days after inspection | 7 working days after inspection |
| Included in every survey | |||
| Written quote | The full fee in writing before you instruct | The full fee in writing before you instruct | The full fee in writing before you instruct |
| Payment | Payment is required before the inspection | Payment is required before the inspection | Payment is required before the inspection |
| Sample report | Same ratings and layout, shorter entries | Same ratings and layout, shorter entries | Read the Level 3 sample |
Questions
Something else? Call Joe
When do I need Level 3 instead of Level 2?
How long does the inspection take?
Does Level 3 include the Level 2 Plus extras?
Does Level 3 include a valuation?
Will you open up floors or walls?
Is it suitable for flats?
What if serious defects are found?
Further reading
Where we work
London only: North West, West, North, East, South West and South East London, and the outer London boroughs.
Get a Level 3 Building Survey quote
Usually within one business day, with the full fee and what the report covers.