RICS Level 3 Building Survey

Is a Level 3 Survey Right for You?

This is the most detailed inspection permitted under the RICS Home Survey Standard. Choose it for period homes, buildings with obvious defects, or properties you plan to renovate extensively. We often inspect Georgian terraces, Victorian villas, farmhouses and unique self-builds where construction methods vary from room to room.

The Level 3 format gives you a forensic understanding of what is really happening behind the plaster. It explains the cause of defects, the risk if they are left unresolved, and the most practical route to repair so you can budget with confidence.

• Pre-1945 homes or listed buildings
• Properties in poor or unclear condition
• Buildings that have been heavily altered or extended
• Buyers planning major renovations or conversions

What’s Included in the Survey

• Roof space, sub-floor voids, walls, chimneys, and drainage (where accessible)
• Assessment of structure, materials, and safety risks
• Repair recommendations and (if agreed) budget estimates
• Optional extras: thermal imaging, damp-mapping, contractor briefings

Note: Optional services are quoted separately for full cost transparency.

How We Investigate on Site

Allow half a day for the inspection of a typical four-bedroom home. We take timber moisture readings, map damp patches, and document hidden junctions with borescope cameras where permission is granted. Structural movement is monitored using laser levels and crack measurers, allowing us to comment on whether distortion is historic or active.

Every accessible void is checked for ventilation, rot and infestations. Services such as electrics and plumbing are visually reviewed so you know when to commission specialists. Where information is missing—such as blocked off fireplaces or sealed cellars—we make clear recommendations for further opening up.

What the Report Delivers

You receive a narrative report with annotated photography, priority ratings and suggested repair strategies. If you ask for budget costings we include realistic local figures or ranges to aid negotiations. The report also highlights legal queries for your solicitor, such as missing completion certificates or unauthorised alterations.

After delivery we schedule a follow-up call to answer questions and help you plan the next steps. Clients often use this session to discuss contractor sequencing, timescales and temporary repairs if works need to be phased.

Typical Issues Uncovered

• Structural movement in sandstone or shallow foundations
• Penetrating damp, wet/dry rot, or timber decay
• Unsafe alterations or lack of building regs compliance
• Inefficient solid-wall insulation or ventilation problems

Why Choose LEM for Your Level 3 Survey?

• Independent & AssocRICS-Qualified: No upselling—just trusted advice
• Plain-English Reports: Prioritised actions and annotated photo evidence
• Realistic Repair Advice: Local insight—not London-based estimates
• Local Knowledge: We know what to expect in Chester, Deeside, Wrexham, and Cheshire homes

Frequently Asked Questions

The questions below cover the practicalities of commissioning a Level 3 survey with LEM.

Who needs a Level 3 Building Survey?

Commission a Level 3 survey if the property is older, has experienced movement or moisture problems, or has been altered in ways you do not fully understand. The additional detail helps you plan major repairs and protects against unpleasant surprises after completion.

What extra detail does a Level 3 survey provide?

Unlike a Level 2 report, the Level 3 narrative sets out defect causes, likely outcomes and bespoke repair options. It may also include budget ranges and maintenance schedules so you can brief contractors and prioritise work realistically.

Do you access lofts and sub-floor voids?

Yes. Where it is safe and accessible we enter roof spaces, cellars and voids to inspect timbers, insulation and ventilation. If access is restricted we explain why and recommend further opening up if necessary.

Can you include repair budgets or contractor recommendations?

Indicative repair budgets and scopes of work are available for an agreed fee. While we stay independent and do not endorse specific contractors, we advise which trades to approach and the questions to ask before instructing them.

How long does the survey and report take?

Level 3 inspections typically take half a day on site, with the report delivered within five to seven working days. If something urgent is discovered you will receive a same-day summary call so you can act quickly.

Compare Survey Levels

If you're still unsure which option is right, use our RICS survey comparison guide or read more about our Level 1 and Level 2 reports.

Want to explore more? Browse our blog articles about RICS Home Surveys for detailed insights and helpful advice.

For pricing in Chester, see our Level 3 survey cost guide.