RICS Level 3 Home Survey
A RICS Level 3 Home Survey, sometimes known as a Building Survey, is the most detailed survey you can have on a home. It's designed for older, larger, altered or run-down properties, and explains each defect, its likely cause, how it could be put right and what maintenance to plan for. We carry out Level 3 Surveys across Essex, with your report emailed within 5 working days.
About the Survey
The RICS Level 3 Home Survey, sometimes known as a Building Survey, is the most comprehensive survey in the RICS Home Survey range. You may also hear it called a Full Structural Survey, its old name.
Like a Level 2 survey, it involves a careful, non-invasive inspection of the whole property. The difference is in the depth. Our surveyor spends longer at the property, looks more closely at the structure and fabric of the building, and writes a far more detailed report. Rather than simply flagging a defect, a Level 3 report explains what's causing it, what could happen if it's left, the options for repairing it and which parts of the building will need more frequent or more costly maintenance in future.
It's the survey to choose when you want a full understanding of a property before committing to one of the biggest purchases you'll make.
Is It Right for You?
We recommend a Level 3 Survey if any of the following apply to the property you're buying:
Across Essex, that includes the Victorian and Edwardian terraces of Westcliff-on-Sea and Southend-on-Sea, period cottages in Old Leigh and Rochford, and the many 1930s homes in Leigh-on-Sea and Rayleigh that have been extended over the years. For a conventional home in reasonable condition, a RICS Level 2 Home Survey may be all you need. Our survey guide explains the difference in more detail.
Level 3 vs Level 2
Both surveys include photographs, safety warnings, matters for your conveyancer and a follow-up call. Neither includes a market valuation.
The Inspection
The inspection is non-invasive, so we don't open up walls, lift fixed floor coverings or damage the property. Within those limits, we inspect everything that's safely accessible, inside and out.
We look closely for signs of subsidence, settlement and other structural movement, such as cracking, distortion, sloping floors or sticking doors and windows, and assess whether movement appears historic or ongoing. On the clay soils common across South Essex, we also consider nearby trees and drainage.
We inspect roof coverings, chimneys, flashings, valleys, gutters and the roof structure itself from within the roof space where safe and accessible. Weather permitting, we use a drone or extendable pole camera for a closer view of areas that can't be seen from the ground.
We examine external and internal walls, pointing, render, cladding and wall ties, and use a moisture meter, and thermal imaging where needed, to help identify damp, condensation and hidden moisture. We look for evidence of rot, woodworm and other insect attack in accessible timbers.
We inspect ceilings, walls, floors, windows, doors, staircases, fireplaces, kitchens, bathrooms and other internal joinery, noting defects, wear and any alterations.
We don't formally test the services, but we visually inspect the visible parts of the electrics, gas or oil supply, heating, water and drainage, check fittings work in normal day-to-day use where possible, and flag anything that needs testing by a specialist.
We inspect permanent outbuildings, garages, boundary walls, retaining walls and paved areas, and note any environmental issues such as flood risk, trees close to the building or contamination concerns.
Your Report
Your report is structured so you can find what matters quickly. It opens with a summary of the most important issues, then works through the property element by element, from the roof down to the grounds.
For each defect, we explain what we found, the likely cause, the risks of leaving it and the repair options. The report also includes safety warnings, matters for your conveyancer to check (such as alterations, building regulations and boundaries), environmental risks and plenty of photographs throughout.
Your report is emailed within 5 working days of the inspection, and you can book a follow-up call to talk through the findings and your next steps.
What We Often Find
Every property is different, but these are some of the issues we regularly look out for in older homes across Essex:
If you've already spotted one specific issue and want it investigated, a Specific Defect Report may be a more focused option.
Good to Know
To help you choose the right survey, it's worth knowing what's outside the scope of a Level 3 Home Survey:
An insurance reinstatement cost can be added to your Level 3 Survey for an additional fee. Where we find something that needs further investigation, such as significant structural movement or a suspected drainage problem, we'll recommend the right specialist.
Across Essex
We carry out Level 3 Surveys throughout Essex, from period terraces in Westcliff-on-Sea and Southend-on-Sea to older homes in Leigh-on-Sea, Rochford, Billericay and Chelmsford. Knowing the area's typical house types, building eras and ground conditions helps us explain what our findings mean for the property you're buying.
See all the areas we cover, or get in touch with the property address for a quote.
Other Surveys
for conventional homes in reasonable condition
for landlords buying a rental property
for a single known problem
for sellers who want buyers to have the facts upfront
Get in touch
Send us the property details and we'll come back to you with a quote for a RICS Level 3 Home Survey. If a Level 2 survey would be enough for the property, we'll tell you.
Prefer to talk?
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Send us a message, the property listing link and any photos or questions. Handy if you're busy during the day.
If you're unsure which survey you need, tell us about the property and your circumstance and we'll guide you through it.
Yes. "Full Structural Survey" is the old name for what's now the RICS Level 3 Home Survey, sometimes known as a Building Survey.
No. A Level 3 Survey looks at the whole property, including the structure. A structural engineer's report focuses on a specific structural issue in more depth, often with calculations. If our survey finds significant structural movement, we may recommend a structural engineer's report as a next step.
Longer than a Level 2, as the inspection is more detailed. The time depends on the size, age and condition of the property. Larger or more complex homes can take most of a day.
Not always. A largely unaltered 1930s home in good condition may suit a Level 2 survey. If it's been extended, had a loft conversion or shows signs of movement or damp, a Level 3 Survey is the better choice.
No. Our Level 3 survey reports on condition and doesn't include a market valuation. An insurance reinstatement cost can be added for an additional fee.
The report explains the repairs needed and how urgent they are. For significant work, we'll recommend getting quotes from suitable contractors before you exchange contracts, so you know the true cost.
Yes. Period and listed properties are exactly what a Level 3 Survey is designed for. Let us know when you request a quote if the property is listed or in a conservation area.
The fee depends on the size, age, type and condition of the property. Send us the property details and we'll give you a quote.
Our Surveys
From RICS Level 2 and Level 3 home surveys to new build snagging, buy to let and schedules of condition, we'll help you choose the right report for your property.
Get a Quote
Tell us the property address and the survey you need, and we'll come back to you with a quote.
Prefer to talk? Call or WhatsApp 07375 390466.
Lima Surveys is an independent firm of Chartered Building Surveyors based in Leigh-on-Sea, regulated by both RICS and the RPSA. Every survey is carried out and written by a Chartered Surveyor, with a clear photographic report issued within 5 working days and a follow-up call to talk through the findings. We cover the whole of Essex.
Lima Surveys Ltd
Leigh-on-Sea, Essex SS9 3PL
Registered in England & Wales, Company No. 13556609
Registered office: C/O Kingsley House, 22-24 Elm Road, Leigh-On-Sea, Essex, England, SS9 1SN.
VAT Reg No. 458 5578 39
T: 07375 390466
E: info@limasurveys.co.uk
