The most thorough survey for the homes that need it Formerly known as a Building Survey
A Level 3 Home Survey is the most detailed inspection in the RICS range — an element-by-element assessment of an older, altered or unusual property that explains what is wrong, what it means for you, and what to do about it before you commit. Carried out by RICS-qualified surveyors and Registered Valuers, with drone roof inspection and a complimentary solicitor's summary included.
"Buying a home is one of life's biggest decisions. Our reports highlight what matters most — clearly explaining any issues, risks and next steps — so you can negotiate with confidence or buy with peace of mind." Dan Knowles FRICS · Managing Director & RICS Registered Valuer
A Level 3 Home Survey is the most comprehensive survey in the RICS range. It examines the construction and condition of a property element by element, exposes the hidden problems behind visible defects, and sets out repair options, priorities and likely consequences — so you can budget and negotiate from an informed position.
Choose a Level 3 if you're buying an older, heavily extended or altered house, flat or bungalow, one built from non-standard materials, or a property in particularly poor condition. It provides detail well beyond the scope of a Level 2 survey.
Not sure which level you need? We're happy to quote for both a Level 2 and a Level 3, and explain the difference for your specific property — so you pay for the right level of detail, not one size fits all.
Market-leading reports, in plain English
Every report complies with the RICS Home Survey Standard. Download a full sample and the solicitor's summary that comes with every survey.
An example of our Level 3 report
See how we set out defects, repair options and priorities — and what they mean for you, the buyer.
Download sample report (PDF)
A summary report for your solicitor
We provide a complimentary solicitor's summary with every survey, written to help speed your purchase from an informed position.
About the solicitor's summaryMore than a condition rating
A Level 3 survey explains what is wrong, what it means for you, and what to do about it. Your report covers four things in particular.
A wider range of issues, in more depth
We assess the construction and condition element by element — roof, walls, floors, services and grounds — so you understand the building as a whole, not just its headline faults.
Visible defects — and the hidden problems they signal
A damp patch, a hairline crack or a sagging line can be the visible sign of something larger behind it. We tell you where further investigation is genuinely warranted, and where it is not.
Repair options, priorities and next steps
For each significant defect we set out what needs doing, how urgent it is, and a sensible course of action — from monitoring, to specialist investigation, to repair.
Guidance for your legal advisers
We highlight serious risks your conveyancer needs to know about, and include a complimentary solicitor's summary to keep your purchase moving.
What a Level 3 survey uncovers
A selection of the defects and risks we routinely assess, photograph and explain in our reports.
Structural movement
Above the bay window, pronounced stepped cracking and displacement were observed within the external brickwork together with associated cracking to the bay structure below. The pattern and extent of cracking are consistent with structural movement, likely affecting the masonry surrounding the bay opening. Defects of this nature are commonly associated with factors such as differential settlement, clay subsoil movement, tree influence, inadequately supported bay construction or deterioration of concealed structural support. If left unresolved, the movement could worsen, leading to further cracking, local instability and increased risk of water penetration
Roof coverings & flashings
At the junction of a double storey side extension, slipped and poorly detailed lead flashing was observed at the roof/wall abutment. This defect had resulted in significant water ingress down the timber spandrel panel separating the two roof voids as well as causing decay to the adjoining rafters. Without intervention, the integrity of the roofing timbers would likely be compromised, potentially leading to structural concerns.
Drainage & rainwater goods
The rainwater goods here were noted to be aged and weathered, with staining, organic growth and deterioration around the gutter and downpipe junction. The gutter appears to be uPVC, while the downpipe is of an older cementitious type which may contain asbestos. Cracking and deterioration were visible around the pipe collar, increasing the risk of leakage, poor discharge and dampness to the adjoining fabric if left unresolved
Roof void & party walls
Within this roof void, the party wall was formed in blockwork, but sections of the mortar joints were incomplete and poorly pointed. Gaps were visible between blocks and around the abutment with the roof structure. This is a potential fire separation defect, as party walls within roof spaces should provide an effective barrier to restrict the spread of fire and smoke between adjoining properties. Open joints can also allow draughts, dust, smoke and sound transfer.
Alterations & extensions
Done badly, or without proper consents, alterations can carry legal, safety and cost consequences for a buyer. We identify what's been changed and whether it raises questions worth resolving.
Roofing framework
Omissions, cut timbers or unsympathetic alterations can compromise a roof's stability and lead to expensive repairs. We examine the framework and report on anything that threatens its integrity.
Our drones help us see defects ground level misses
Chimney stacks and high-level roof slopes hide some of the most serious defects — cracked pots, eroded flaunching, spalled brickwork and slipped tiles — yet they're the hardest areas to see from the ground. We fly drones to capture the stack, ridge, valleys and coverings, so problems are recorded, not guessed at.
- CAA-licensed, fully insured pilots — roofs and chimneys up to seven storeys
- Included on all surveys, Level 2 and Level 3, whenever weather and location allow
- Also invaluable for loft conversions, where the roofing framework is concealed
A survey shaped around your concerns
Before we inspect, we ask what you're hoping to get out of the survey and whether anything about the property already concerns you — damp you've spotted, a crack you're unsure about, possible Japanese knotweed, or a past alteration.
Every report carries a dedicated section for your requests, and wherever we can, we make sure they're answered — so the survey does the specific job you need it to, not just the standard one.
Tell us, and we'll look closely
Upgrade your report
With any Level 2 or Level 3 survey you can add an independent Market Valuation, a buildings reinstatement (insurance) figure, or both. Take either on its own, or combine the two at a discounted rate.
Add-ons from £80 + VATIndependent Market Valuation
If you're buying with a mortgage, remember the lender's valuation is for them, not you — it assesses their lending risk and you may never see a copy.
Our RICS Registered Valuers give you a Market Value figure based on comparable transactional evidence and the property's own characteristics. Buyers often use it to renegotiate when the agreed price sits above our assessment.
From £199 + VAT
Buildings reinstatement (rebuild) cost
Most UK homes are over- or under-insured. A reinstatement cost sets out the appropriate amount to insure the property for — often very different from the purchase price or market value.
Buying a flat? Buildings insurance is normally the freeholder's responsibility, so we don't provide a figure for an individual flat — but we can quote separately for the whole building if you need it.
From £80 + VAT
Full information before you commit
Not sure what a finding means? Talk to your surveyor.
If anything is unclear, speak to the surveyor who inspected the property. We take however long is needed to talk it through — until the report makes sense and you feel confident about your decision.
Need further investigation? Ask the seller for access.
Where we recommend a specialist — a building contractor, or a roofing or damp firm — it's reasonable to ask the seller to allow access so those checks can be carried out before you commit.
The aim: as much information as possible.
A survey exists to arm you with everything you can know about the property's condition, the repairs it needs and their likely cost, before you're contractually bound.
Protect a major, long-term investment.
Whether you plan to live there or let it out, a home is a significant and lasting expense. A thorough survey helps you avoid costly surprises after completion.
One size does not fit all
It's important to choose the right survey for the property and your own requirements. The table below is based on the RICS information sheet, "Helping you choose the right survey".
| Service feature | Level 2 Surveyformerly HomeBuyer | Level 3 Surveyformerly Building / Structural |
|---|---|---|
| Describes the construction and condition on the date of inspection | ||
| Identifies problems that need urgent attention or are serious | ||
| Identifies things to investigate further to prevent serious damage | ||
| Tells you about problems that may be dangerous | ||
| Shows up potential issues and defects before a transaction takes place | ||
| Helps you decide whether you need extra advice before committing | ||
| Enables you to budget for repairs or restoration | ||
| Advises on ongoing maintenance required in future | ||
| Establishes how the property is built, what materials are used and how they'll perform | — | |
| Describes visible defects, plus potential problems posed by hidden defects | — | |
| Outlines repair options and a timeline, explaining the consequences of not acting | — | |
| Provides specific comments on energy efficiency | — | |
| Where practical and agreed beforehand, provides an estimate of repair costs | — | — |
A few we've carried out lately
RICS Building Survey — a former Congregational meeting hall
Unusually for a Building Survey, this was a former chapel. A Level 3 was chosen because it was an early Victorian property with implications for alterations and maintenance. Originally a chapel with a rear former industrial building and central infill, it had been converted to multiple residential units and was now a single family home. We detected significant defects including rotted external doors and windows, defective roof coverings, and dampness and spalling across many areas of solid brick masonry.
RICS Building Survey — a converted Georgian coach house
An unusual example of a converted early 19th-century coach house of traditional solid brick masonry, effectively landlocked with no accessible external space. We identified defects relating to dampness and defective flat felt-covered roofs forming a two-tier roof terrace, and advised that costs be established before proceeding. Recent alterations had adversely affected the configuration and saleability, and in our opinion the agreed price was not supported by recent market transactions.
RICS Building Survey — a redeveloped Victorian terrace
A building survey was chosen as this Victorian mid-terraced house had been subject to comprehensive demolition and redevelopment. We noted considerable rainwater goods and drainage issues, together with damp penetration to a roof valley and party wall structure. We also raised concerns about some elements of workmanship, and a sales price that was considered excessive.
RICS Building Survey & Probate Valuation — a converted Victorian end terrace
A Building Survey was chosen because this converted and extended Victorian end-terraced house was subject to probate, and the occupiers wanted to establish necessary repairs for asset management. The property included a commercial ground-floor office unit and two upper residential flats. We identified defects relating to dampness, defective joinery and masonry, and accommodation issues regarding the present configuration and building regulation requirements.
RICS Building Survey — an extended 1930s semi
An extended 1930s semi-detached house. A number of defects to the solid masonry brickwork were commented upon, together with dampness to the chimney breast in the roof void, cracked and loose external render cladding, blocked rainwater goods, and drainage inspection cover repairs.
Level 3 survey: frequently asked questions
How much does a Level 3 survey cost?
What is a Level 3 survey, and how does it differ from a Level 2?
Do I need a Level 3 survey?
How long does a Level 3 survey take, and when will I get the report?
What happens after the survey?
Will you inspect the roof and chimneys?
Can I tell the surveyor what I'm worried about?
Do you provide anything for my solicitor?
Can I add a market valuation or an insurance figure?
Why choose Websters for a Level 3 survey?
Request a bespoke quote
Tell us about your property and we'll come back with a clear, fixed price — and explain the options so you can decide on scope, not guesswork. We'll also explain the optional valuation and insurance add-ons, and our drone aerial photography up to seven storeys.
Prefer to talk?020 8017 1943