RICS Home Survey · Level 3
Level 3 Building Survey for period, stone & unusual homes.
The most detailed report RICS defines — construction, condition, cause and repair — written by a chartered surveyor who prices and manages exactly this kind of work. From £775 + VAT.
What it is
Built for the houses the North East is made of.
Sandstone terraces in Morpeth and Hexham. Victorian villas in Jesmond and Gosforth. Farmhouses and steadings across Northumberland. Colliery rows in Ashington, Bedlington and the Durham coalfield. These are the properties where a Level 2 runs out of road — where the questions are not only “what is wrong” but “why, how do I fix it, and what happens if I don't”.
The Level 3 Building Survey answers those questions. Dave examines the construction in detail, opens what can safely be opened, takes damp and timber readings, inspects the roof void and — where a drone adds value — the roof coverings, chimneys and valleys from the air. The report explains the cause of each defect, the repair options, and the likely consequences of leaving it.
What the report covers
- Detailed description of construction and materials
- Condition, cause and repair options for every accessible element
- Damp, timber decay and infestation findings with readings
- Structural movement assessment and whether an engineer is needed
- Services, drainage, outbuildings and grounds
- Risks, legal and environmental matters — including mining, flood and radon where relevant
- Optional schedule of recommended works with priority order
Level 3 with repair costs. For £250 + VAT the schedule of recommended works becomes a budget cost plan — the document buyers of period property use to renegotiate, to plan a renovation, or to walk away with confidence.
Level 3 fees
from £775+ VAT · standard homes
Steps by property value and size to £1,550 for homes over £1m; pre-1900 and listed uplift applies. Full schedule · instant estimate.
Add repair cost estimates £250 · drone roof survey £95.
Instant estimate“Period houses don't have problems so much as histories. A Level 3 reads the history.”
Dave Lovatt MRICS
Questions
Level 3 — asked before instructing.
What is a Level 3 Building Survey?
The most comprehensive RICS home survey. It describes how the property is built, examines the condition of every accessible element, explains the cause of defects, sets out repair options and the consequences of not acting, and can include a schedule of recommended works.
Which properties need a Level 3?
Pre-1900 and Victorian terraces, stone-built farmhouses and cottages, listed buildings, properties that have been extended or heavily altered, anything in poor condition, and any home you intend to renovate substantially.
Is a Level 3 the same as a full structural survey?
“Full structural survey” is an older, informal name. The Level 3 Building Survey is its modern RICS equivalent. It is not a structural engineer's report, though it will tell you if one is needed.
Can I get costs with a Level 3?
Yes, and for a Level 3 this is where a QS-led practice comes into its own: for £250 + VAT Dave prepares a prioritised budget against every rated defect, which for period property can run to a full renovation budget.
How long does a Level 3 take?
Usually half a day on site, sometimes longer for large or complex properties, with the report delivered within five working days.
Get an instant estimate.
Enter the postcode, property details and asking price and see your survey fee in seconds — then we confirm it as a fixed fee in writing within one working day.
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