A RICS Level 3 Building Survey is the most thorough survey you can commission on a home. It describes the construction and condition of every part of the property, explains the likely causes of defects, sets out repair options and the consequences of not fixing them, and is suitable for any residential property.
Who it's for
Choose a Level 3 Building Survey if the property is:
- Older (especially pre-1940s, Victorian, Georgian or earlier)
- Listed or in a conservation area
- Built in a non-standard way (timber frame, steel frame, cob, thatch, PRC concrete)
- Extended, converted or substantially altered
- In poor condition, or you plan major works after you buy
- Large or unusual in layout
What's different from a Level 2
The Level 3 surveyor spends longer on site and goes further. They inspect more thoroughly where it is safe and practical, describe how the building is put together, and explain what is causing each defect and how serious it is. Where appropriate, they discuss repair options and give guidance on timescales. The report is longer and written to help you plan, not just to flag problems.
| Level 2 Home Survey | Level 3 Building Survey | |
|---|---|---|
| Best for | Conventional homes in reasonable condition | Older, altered, listed, unusual or run-down homes |
| Condition ratings | Yes | Yes |
| Causes of defects explained | Limited | Yes |
| Repair options and consequences | No | Yes |
| Typical inspection time | 2-4 hours | 4-8 hours |
Costs and estimates
Some Level 3 surveyors include rough repair cost guidance, others don't. If you want figures to renegotiate, tell us when we call and we'll book a surveyor who provides them. See how much a house survey costs.
How booking works with us
Get a fixed price on the form, and we'll secure a local RICS-regulated surveyor with availability, arrange access with the estate agent, take payment and confirm the date. One call, no ringing round.
RICS Level 3 Building Survey prices
The price depends on the value of the property. Find your band below, or enter the value in the form to see your exact price.
| Property value | Level 3 |
|---|---|
| Up to £100k | £595 |
| £100k - £150k | £650 |
| £150k - £200k | £695 |
| £200k - £250k | £750 |
| £250k - £300k | £825 |
| £300k - £400k | £895 |
| £400k - £500k | £995 |
| £500k - £750k | £1,195 |
| £750k - £1m | £1,450 |
| £1m - £1.5m | £1,795 |
| Over £1.5m | On request |
Fixed prices including VAT. Some large or unusual properties may be priced individually - we confirm your price before you pay.
Frequently asked questions
Is a Level 3 survey the same as a full structural survey?
Yes. 'Full structural survey' is the old name people still use. The RICS Level 3 Building Survey is the modern equivalent.
How long does a Level 3 Building Survey take?
Expect the inspection to take most of a day for a typical house, and the report to follow within five to ten working days depending on complexity.
Do I need a Level 3 survey on a 1930s house?
Often, yes. Many 1930s homes have had extensions, replacement roofs or altered layouts, and a Level 3 explains these properly. A well-kept, unaltered one may suit a Level 2.
Does a Level 3 survey include a valuation?
Not usually. You can ask for a separate RICS valuation if you need one.
Related guides
Buying a listed building: which survey do you need?
Buying a listed building? Why a Level 3 survey from a surveyor with historic building experience matters, plus consent risks to check.
Choosing a surveySurveys for Victorian and period homes
Which survey to get on a Victorian, Edwardian or Georgian home, the defects surveyors commonly find, and how to plan for repairs.
Defects and problemsNon-standard construction: PRC, timber frame and system-built homes
Buying a PRC, steel-framed, timber frame or system-built home? What non-standard construction means for mortgages, surveys and resale.