Building Survey (Level 3)
At Marshall Laurence Surveyors, we specialize in providing thorough RICS Full Building Surveys (Level 3), offering the most detailed inspection and reporting service available. This comprehensive survey is ideal for older or more complex properties, typically those built pre-1945, and provides an in-depth analysis of the building’s condition, helping you make informed decisions about your investment.
What is a Full Building Survey (Level 3)?
A Level 3 Building Survey, sometimes referred to as a Full Structural Survey, is the most detailed type of inspection available. It provides a comprehensive analysis of a property’s condition, outlining defects, potential risks, and the likely causes of problems.
This survey is ideal for older, larger, unusual, listed, or heavily altered properties – or for buyers planning major renovation work. If you’re investing in London’s complex property market, a Level 3 Survey gives you complete peace of mind and detailed advice on repairs and maintenance.
Our Level 3 HomeBuyers Survey checks cover:
Subsidence & Structural Movement
Detailed assessment of cracks, instability, and ground conditions.
Facade & External Walls
Comprehensive review of brickwork, render, pointing, and finishes.
Damp & Moisture
Thorough investigation of water ingress, condensation, and mould, with cause analysis.
Services (Overview Only)
Visual assessment of heating, plumbing, drainage, and electrics.
Roof, Chimneys & Loft
Full inspection of coverings, structures, insulation, and accessible roof voids.
Repair & Maintenance Guidance
Clear recommendations with prioritised remedial advice.
Pests & Timber Decay
Identification of woodworm, rot, insect activity, or other timber damage.
Estimated Repair Costs
Budget ranges for defects, helping you plan works or renegotiate the purchase price.
What does a Level 3 Building Survey look like?
Here is an example of the Level 3 Building Survey you will receive from us.
Our reports follow the RICS standard format, making them clear, professional, and easy to follow. Each element of the property is assessed using a traffic light rating system, so you can immediately see the level of concern:
Condition Rating 3: Red
Urgent defects requiring immediate repair.
Condition Rating 2: Amber
Defects or maintenance issues to address soon.
Condition Rating 1: Green
No significant issues.
Further Investigation
Where more specialist testing is recommended (e.g. drainage surveys, electrical testing, structural engineer input).
Repair Costs
Clear breakdown of costs for any defects highlighted in the report that will help you negotiate purchase price
Drone Survey
Using high-resolution drone technology, we capture detailed images and video to assess the condition of your roof safely, quickly, and accurately.
Why Choose Us?
RICS Chartered Surveyors
Fully qualified, regulated, and experienced
Clear, Jargon-Free Reports
Easy-to-understand findings with traffic light ratings.
Fast Turnaround
Reports delivered promptly to keep your purchase on track.
Local Expertise
In-depth knowledge of properties across London and the South East.
Personal Support
Direct contact with your surveyor to guide you through the report and advise on your next steps.
Receive Your Instant Quote
Our survey fees are transparent and competitive, calculated based on the property’s size, location, and value.
Request your free, no-obligation Level 2 Homebuyers Survey quote for your London property today.
Book Your Level 2 Homebuyers Survey in London
Buying a home in London is one of the biggest investments you’ll ever make – make sure it’s the right one.
Call us on 02080642480
Frequently Asked Questions
1. What is a Level 3 Building Survey?
A Level 3 Building Survey, often called a Full Structural Survey, is the most detailed type of survey offered by a RICS Chartered Surveyor. It offers a detailed assessment of the property’s structure, construction, and condition, highlighting both visible and potential hidden defects. This type of house survey is particularly valuable for buyers investing in older, listed, or non-standard properties. In addition to identifying issues, the survey includes tailored repair advice and estimated costs, giving you a clear picture before committing to purchase.
2. When should I choose a Level 3 instead of a Level 2?
You should opt for a Level 3 Survey instead of a RICS HomeBuyer Report (Level 2) in situations where the property requires a deeper level of inspection. A Level 3 Survey is ideal if:
• The property is over 50 years old.
• It is a listed or historic building.
• It has unusual or non-standard construction.
• It has been significantly extended or altered.
• The home appears neglected or you suspect structural issues.
• You’re planning major renovation works.
By choosing a Level 3 Homebuyers Survey, you get a more detailed evaluation that can help avoid unexpected repair costs later.
3. What makes a Level 3 Survey more detailed?
Unlike a Level 2, a Level 3 not only records visible defects but also investigates the likely causes of problems. The report includes detailed repair recommendations, suggested timelines, and cost estimates. This makes it the most reliable type of house survey for buyers wanting a full understanding of the risks and expenses associated with a property.
4. Does the report include repair cost estimates?
Yes, and this is one of the main benefits of a Level 3 Survey. The report will provide estimated costs for both urgent repairs and ongoing maintenance. This gives you stronger negotiating power with the seller and allows you to plan your budget more effectively. Many buyers use this information to renegotiate the asking price or to request that repairs be completed before exchange.
5. Who carries out the survey?
All Level 3 Building Surveys are conducted by fully qualified RICS Chartered Surveyors. Our surveyors are accredited, regulated, and experienced in assessing a wide range of properties, from modern builds to complex historic homes. Choosing an RICS-accredited surveyor ensures your house survey is thorough, professional, and backed by industry standards.
6. How long does the inspection take?
Because of the depth involved, a Level 3 Survey usually takes 2- 3 hours to complete, depending on the size and condition of the property. Larger or older homes may take longer, as the surveyor will inspect everything from the roof structure to potential damp issues and structural movement.
7. How quickly will I receive the report?
Our detailed reports are typically delivered within 3–5 working days. If required, we can provide a faster turnaround.
8. Does the Level 3 Survey include a valuation?
A Level 3 Homebuyers Survey does not include a property valuation by default. However, if you need a market valuation or a reinstatement cost assessment (for insurance purposes), these can be added as optional extras. Many buyers choose to combine the Level 3 Survey with a valuation to gain both a detailed condition report and an accurate market appraisal.
9. What happens if serious issues are found?
The report will explain the defect, its likely cause, the risks of leaving it untreated, and the recommended repairs with estimated costs. This information can be used to renegotiate the purchase price or request repairs before exchange.
10. Can I discuss the findings with my surveyor?
Absolutely. Once you’ve received your Level 3 Survey report, you can speak directly with your RICS Surveyor. They will clarify any concerns, explain repair priorities, and provide tailored advice on next steps. Having direct access to your surveyor ensures you fully understand the report and can make informed property decisions.
11. Do you arrange access to the property?
Yes, we handle the entire access process for your house survey. Our team liaises directly with the estate agent or seller to arrange a suitable time for inspection, saving you time and hassle.
12. Can you carry out a Level 3 Survey urgently?
Yes. If you’re working to a tight deadline, we can prioritise your booking and provide an expedited service. This is particularly helpful if you are close to exchange or need to make quick, informed decisions during the property-buying process.
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Latest Resources
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