The RICS Home Survey Level 3 is sometimes referred to as a ‘RCIS Building Survey’. You should arrange a survey of this kind if you’re thinking about purchasing a house, flat or bungalow which was constructed after 1890. A level 3 survey will also help with the following:

• Providing detailed advice on the general condition of the property
• Describing the identifiable risk of any potential or hidden defects in the property
• Suggesting the probable cause or causes of those defects on the basis of an inspection

Where practicable and agreed between client and surveyor, the level 3 survey will provide an estimate of the costs and probable timescale for any work and repairs identified as being necessary

A Level 3 survey, as well as being invaluable when considering a purchase, can also help greatly when planning repairs, maintenance or upgrading to the building in question.

In simple terms, a Level 3 survey can be broken down into two parts:

• A visual inspection of the property
• A report produced on the basis of the inspection

The Level 3 Survey Inspection

A RICS qualified surveyor from Crown Survey and Valuation will undertake a thorough physical examination of the inside and outside of the building. This inspection will cover as much of the building as can be physically accessed including the following:

• The roof
• The rainwater pipes & gutters
• The main walls
• The windows

If any parts of the property are not accessible, they will be listed, alongside an explanation for the non-inspection, in the ‘Limitations on the inspection’ section of the final report. The surveyor will not open the fabric of the building for inspection without the consent of the owner/occupier, or if doing so involves a risk of personal injury or damage. This means that the Level 3 inspection doesn’t involve any of the following:

• Lifting any floor coverings such as carpets, tiles or vinyl flooring
• Shifting the contents of spaces such as cupboards
• Undoing or dismantling any electrical fittings
• Shifting heavy furniture to gain access to parts of the structure
• Lifting any floorboards

If needed, the surveyor will carry out parts of the inspection from a ground level vantage point from adjoining public property. The accessibility or otherwise of such vantage points means that the extent of the inspection carried out might vary from case to case, and each property will be judged on an individual basis. Equipment used by the surveyor when carrying out the inspection could include the following:

• A damp meter
• Binoculars
• A torch

The surveyor may also use a ladder to inspect flat roofs or hatches which are located no higher than 3 metres above ground level outside or the floor level inside. Following the physical inspection the surveyor will also carry out a ‘desk top study’ to gather further information which might impact on the property and the final report.

Where it is safe and reasonable to do so the surveyor may enter he roof space of the property to visually inspect the roof structure with particular emphasis on those features which are more vulnerable to damage and deterioration. Thermal insulation within a roof space will not be moved, but small corners may be lifted in order to identify the type and thickness of the insulation and the nature of the ceiling beneath. This will only be done if the surveyor considers it to be safe, and no stored goods or other contents of a roof space will be shifted.

Following the physical inspection the surveyor will also carry out a ‘desk top study’ to gather further information which might impact on the property and the final report.

Services

Although services to the property will be inspected, this inspection will only involve those parts of the services which are visible. This means that the presence of utilities such as gas, electricity and water will be noted, but their safety and efficiency will not be tested or assessed. The same will apply to the following:

• Plumbing, heating and drainage installations
• The internal condition of any flue, boiler or chimney

The Exterior of the Property

The features on the exterior of the property which will be included in the inspection will include the following:

• Boundary walls
• Fences
• Permanent outbuildings
• Areas which are in common, shared use

If access to any such areas is restricted – i.e. by the presence of overgrown plant life – these restrictions will be included in the report, along with advice on any potential risks which may need to be investigated.

Dangerous Materials, Contamination and Environmental Issues

The surveyor carrying out a Level 3 inspection will make enquiries regarding contamination or other environmental dangers. If they suspect that a problem is present, they will recommend further investigation. The assumption made by an inspector will be that no harmful materials have been used in constructing the property, but if the inspection shows that such materials have been used a report will be made and further instructions requested. Although the RICS qualified surveyor will not carry out an asbestos inspection, they will report on the suspected presence of asbestos if the inspection identifies any such possibility.

Flats

If the property being inspected takes the form of a flat, then the Crown Survey and Valuation surveyor will inspect the exterior surfaces, roof spaces and common areas like hallways and staircases, providing these spaces are owned by the flat being inspected and can be accessed from within. The surveyor will also inspect lifts, fire alarms, drains and security systems within the boundary of the flat being inspected, although the inspection will test nothing more specialized then their normal operation under ordinary usage.

The Report

Following the inspection, the surveyor will produce a Level 3 Building Survey report. This report, although relatively concise, will objectively detail any defects or problems noted by the surveyor and how important they could turn out to be. It will also include advice about repairs which might be needed and questions of ongoing maintenance. It will also cover the future impact of any repairs and materials, potential problems which could be caused by hidden defects and the different options for repairing defects, together with a timeline for those repairs. If decided between you and the surveyor, the report might also include the estimated cost of any repairs needed.

In order to make things as simple as possible the report will set out a rating for the property using the following system and colour codes:

• Condition Rating 1 – No repairs are currently needed, and standard maintenance required
• Condition Rating 2 – There are some defects which need to be repaired or replaced, but they are not serious or urgent. In the future standard maintenance will be required
• Condition Rating 3 – There are defects which are serious and/or need to be repaired, replaced or urgently investigated. Any failure to act on this could lead to serious safety issues or severe long term damage to the property. No legal commitment to purchase should be made before written quotations for repairs have been obtained.

Energy

If the surveyor has seen the Energy Performance Certificate (EPC) it will be detailed in the report. The inspection will also include investigations into any discrepancies between the EPC and the property itself, with the implications of this discrepancy explained in the report. If appropriate and practicable, the report will also comment on energy-related matters in general, although this won’t represent a formal energy-assessment of the building. The surveyor will also offer advice on the appropriateness of any energy improvements recommended by the EPC.

If you’re in need of home property surveying and are looking for an RICS Chartered Surveyor near you, contact us today for a free quote. We specialise in building surveys and valuations and can carry out a professional inspection, so you can rest assured that the condition of the property we inspect meets the survey requirements.3 Survey? Contact us today to schedule an inspection or to learn more about our services.