Which RICS Home Survey level is right for me?

A RICS Home Survey level 3 is usually the most appropriate choice for properties that are older, larger, visibly neglected, unusually constructed or extensively altered. It is also suitable where substantial repairs, refurbishment or alterations are being considered, or where you require a more detailed understanding of the property before committing to purchase.

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Although particularly valuable for more complex properties, a Level 3 Home Survey may be provided for any domestic residential property where this level of detail is required.

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This is the most comprehensive RICS Home Survey service. It includes a thorough inspection of the inside and outside of the main building, permanent outbuildings, the visible parts of the services and the grounds. The inspection is intended to cover as much of the property as is physically accessible at the time of the survey.

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The report provides detailed information on the property’s construction and the materials used, including relevant performance characteristics and future maintenance implications. This is particularly important for older and traditionally constructed buildings, where inappropriate repairs or alterations can affect the way the building performs.

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The inspection is detailed but remains non-destructive. The surveyor will not force open or dismantle the building, lift fitted floor coverings or floorboards, move heavy furniture or remove secured panels unless this has been specifically agreed and can be undertaken safely without causing damage.

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Where it is safe and reasonably accessible, the surveyor will inspect concealed areas that are normally opened or used by the occupiers, such as roof spaces, cellars and basements. Where parts of the property cannot be inspected, the limitations will be explained and the identifiable risks associated with those areas will be considered.

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The visible and accessible parts of the services will be inspected, but specialist testing is not included. The survey cannot confirm that electrical, gas, heating, plumbing or drainage installations are safe, efficient or compliant with current requirements. At Level 3, services may be observed in normal operation where it is safe, reasonable and permitted to do so.

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The report will identify defects evident at the time of inspection, assess their relative importance and explain their most probable causes. It will also describe the identifiable risk of potential or concealed defects, including risks associated with parts of the property that could not be fully inspected.

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Where appropriate, the report will outline suitable remedial options, explain the likely consequences of leaving serious defects unresolved and provide general guidance on repair priorities and likely timescales. It will also discuss future maintenance and identify parts of the property that may require more frequent or costly attention than would normally be expected.

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Further investigation will be recommended where the surveyor cannot reach a sufficiently reliable conclusion from the inspection. A Level 3 Home Survey should, however, aim to provide the information needed to make an informed decision without relying unnecessarily on referrals to other specialists.

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Detailed repair specifications, schedules of work and cost estimates are not included unless separately agreed as an additional service.

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Before confirming your booking, we will review the available property details and any particular concerns you may have to confirm that a Level 3 Home Survey is suitable for the property and your requirements.