Survey Checklist
Building survey checklist: what a Level 3 report should cover
A Building Survey, now called a RICS Level 3 Home Survey, is for buyers who need more than a traffic-light overview. This page focuses on the Level 3 inspection checklist and buyer questions, not generic survey costs.
Last updated: 31 May 2026. Editorially reviewed: 31 May 2026.
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Run a free previewLevel 3 checklist by risk area
| Risk area | What Level 3 should cover | Why it matters before exchange |
|---|---|---|
| Structure and movement | Crack pattern, distortion, settlement, subsidence/heave clues, altered load paths. | Determines whether you need a structural engineer, monitoring, renegotiation, or withdrawal. |
| Moisture and timber | Damp causes, ventilation, roof leaks, sub-floor risk, timber decay, beetle attack signs. | Separates routine damp from hidden repair liability. |
| Roof and chimneys | Roof coverings, structure, flashings, stacks, ventilation, insulation, access limits. | Roof and chimney repairs are among the most common large post-survey costs. |
| Alterations and compliance | Extensions, loft conversions, wall removals, chimney breast removal, certificates to check. | Missing sign-off can affect mortgage, insurance, resale, and negotiation. |
| Services and specialist follow-ups | Visual services review and clear recommendations for EICR, gas, drains, asbestos, or damp/timber checks. | Turns a scary report into a practical before-exchange action list. |
How to brief the surveyor
Level 3 works best when the surveyor knows what worries you before they attend. Send the listing, floor plan, seller disclosures, and your own viewing notes. Ask direct questions rather than hoping the report will infer your priorities.
- Ask them to comment specifically on any cracks, sloping floors, roof sag, damp patches, or suspected non-standard construction.
- Flag every alteration you can see: loft conversion, rear extension, wall removal, chimney breast removal, basement works, or garage conversion.
- Ask whether the report will include rough repair priority and whether they provide budget-cost guidance.
- Confirm access assumptions: loft, cellar, garage, outbuildings, shared areas, and any locked spaces.
What to do after a Level 3 report
- Group findings into safety, structure, water ingress, legal/compliance, and routine maintenance.
- Ask the surveyor which issues must be resolved before exchange and which can wait until after completion.
- Commission specialist reports only where they change your decision, mortgage, insurance, or negotiation position.
- Send certificate and consent questions to the conveyancer with exact report references.
- Renegotiate from evidence: survey finding plus quote or specialist report is stronger than the survey alone.
Where Level 3 still has limits
Level 3 is detailed, but usually still non-intrusive. It does not normally include opening up, laboratory asbestos testing, electrical testing, gas testing, CCTV drains, trial pits, or structural calculations. The best Level 3 report makes those limits clear and tells you which follow-ups are genuinely worth doing.
Why this page is separate from Level 2 guidance
The checklist is different because the buyer intent is different. A Level 2 buyer wants to understand a standard report. A Level 3 buyer usually needs to manage uncertainty on an older, altered, or higher-risk property. Combining those intents would make both pages less useful.
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Frequently asked questions
What does a Building Survey include?
It includes a detailed visual inspection of accessible parts of the building, analysis of significant defects, comments on likely causes, repair priority, and recommendations for further specialist investigation.
Does a Building Survey include repair costs?
Some surveyors provide broad budget guidance and some do not. Ask before booking if cost ranges are important for your negotiation.
Will a Level 3 survey find every hidden defect?
No. It is usually non-intrusive. It can greatly improve your understanding of risk, but hidden defects behind finishes, under floors, inside drains, or within services may still need specialist testing.
Should I get Level 3 for a Victorian house?
Usually yes. Solid walls, older roof structures, timber floors, lime materials, damp diagnosis, and historic alterations all suit a Level 3 inspection better than Level 2.
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Run a property check before you commission a survey
Flood, subsidence, EPC, crime, schools, broadband and price data before you spend on the survey.
Run a free previewEditorial review
Editorial owner: BiteRight Ltd, operator of MyPropertyScan. We review buyer guides against UK public property datasets, RICS survey wording, lender requirements, and common buyer questions.
Pages are updated when source coverage, property-risk guidance, survey cost assumptions, or product checks materially change. Methodology and dataset limitations are explained on the MyPropertyScan methodology page.
Sources used
We use UK public and specialist sources where they are available. Public datasets can be incomplete, delayed, or missing for some addresses. Treat them as a starting point, not as a replacement for professional advice.
Source standard: preference goes to official government datasets, statutory bodies, professional standards, and primary dataset publishers. We cite the source family on the page and explain coverage limits rather than filling gaps with unsupported estimates.
General information only. Not legal, mortgage, insurance, or surveying advice. Always confirm with your own surveyor, broker, and conveyancer before making decisions. MyPropertyScan is operated by BiteRight Ltd.