RICS Level 3 Surveys – How Long Do They Take?

RICS Level 3 Surveys are the most comprehensive and detailed inspection of a property’s structure and condition. Homebuyers often use this type of survey to identify problems and defects that could affect a property’s value and impact a potential sale.

But how long does a Level 3 Survey take, and what does the process involve?

What is a RICS Level 3 Survey?

A RICS Level 3 Survey is the most extensive type of property survey, providing a thorough analysis of a building’s condition, structure and health.

Also known as a Level 3 Building Survey, inspections are carried out by qualified surveyors accredited by the Royal Institution of Chartered Surveyors – the industry’s official, professional body.

A Level 3 Survey covers everything from a visual inspection of the building, to an overview of the services within the property’s boundaries including electricity, gas and water. It also includes an inspection of the plumbing, heating and drainage, plus a including detailed search of roof spaces, surrounding grounds and more.

While Level 3 Surveys are suitable for most homes, they are often used for older buildings, properties of non-standard construction, or those that have undergone extensive renovations, giving homebuyers confidence in their investment.

By highlighting defects and problems that need fixing, a Level 3 Survey can identify costly hidden repairs, help you negotiate a better sale price, and provide peace of mind.

How long does a Level 3 Survey take to complete?

A RICS Level 3 Survey is a full structural survey offering a more in-depth inspection than both a RICS Level 2 Survey and a RICS Level 1 Survey.

Most Level 3 surveys take around 4 hours to carry out, involving 2 hours to check the internals and another 2 hours for the externals.

However, in some cases, it can take a surveyor up to 8 hours to complete a full Level 3 Survey, depending on the condition and size of the property and any issues with access. Once your surveyor has conducted your full building inspection, it should take approximately 5 working days to compile a detailed Level 3 Survey report based on the findings.

The Level 3 Building Survey is the most thorough survey RICS offers, which is reflected in the longer timeframe and cost.

What about a Level 2 Survey (Home Buyers Report)?

For comparison, Level 2 Surveys are generally quicker to perform than Level 3 Surveys. Formerly known as a Home Buyer Report, a RICS Level 2 Survey usually takes between 2 hours and 4 hours to complete. However, timeframes can vary depending on the age and condition of the property and if there are issues with access that may delay the process.

What about a RICS Level 1 Survey (Condition Report)?

A RICS Level 1 Survey is the most basic type of home survey. It is the cheapest type of survey and should take approximately 1 hour for a surveyor to complete. The Level 1 survey was previously known as a Condition Report.

Please note: e.surv does not offer a RICS Level 1 Survey.

What’s included in a RICS Level 3 Survey?

A Level 3 Survey provides a deeper analysis of a building’s condition than other types of home surveys. It covers everything from the materials used, defects, remedial advice and issues relating to the long-term property maintenance.

While utility services like gas, electricity and water supply to the property are not tested as such, they are observed in normal operation, and potential issues are flagged in the final report.
A RICS Level 3 Survey typically includes:

1. Floor inspection

An RICS-registered surveyor will inspect all exposed floors and examine their surfaces. Checks may also include lifting the corners of carpets and other floor coverings where feasible. A floor inspection will also look for excessive deflection using a ‘heel-drop’ test.

A survey may also examine the building’s subfloor where it is safe to do so by carrying out a ‘head and shoulders’ inspection. This may involve a surveyor entering the under-floor space to conduct a more thorough inspection of the area.

2. Roof inspection

All home surveys including RICS Level 3 Surveys include an inspection of the roof space that is not more than three metres above the level of the floor. A surveyor will access the roof space to make a visual inspection of the entire roof structure and identify areas that pose a greater risk to damage and deterioration.

Where safe to do so, Level 3 roof inspections can also involve lifting sections of thermal roof insulation to check the condition of the underlying ceiling.

3. Window inspection

A Level 3 Survey includes the opening of windows where permission has been granted by the property owner, it is safe to do so, and any window locks and keys are accessible.

The surveyor will attempt to open all windows of the property to check their condition and highlight any defects. Where access to the windows is restricted or unavailable, the surveyor must inform the owner.

4. Inspection chambers /underground drainage

An examination of drains and other underground facilities is included in a Level 3 Survey. This usually involves the surveyor lifting all accessible inspection chamber covers to check drains and septic tanks where it is safe to do so and won’t cause any structural damage.

The surveyor will then observe the normal operation of the drains when in normal use to assess the condition and look for potential issues.

5. Services inspection

A surveyor will conduct a visual inspection of all main utility services connected to the property when in normal operation during a Level 3 Survey. This includes checks of all parts of the gas, electricity and water systems where it is safe to do so without causing damage.

For example, the surveyor may ask the homeowner to turn the heating on or operate an extractor fan to aid the inspection process. However, a surveyor will not test any service installation or any appliances during the examination.

Grounds inspection

A visual inspection of a property’s grounds within the boundaries is included in a Level 3 Survey. Sometimes, it may also be necessary to inspect the grounds from an adjoining public property to achieve a thorough assessment of the plot.

A surveyor may also use a ground inspection to make a closer examination of the roof that can’t be observed from a window or another part of the property.

Once a Level 3 survey has been completed, the surveyor will compile a thorough report based on their findings. This will flag any issues and defects that were identified and make general recommendations for priorities and timescales relating to necessary work and repairs. The report may also provide a cost estimation for the work if the homeowner has chosen this as an optional service.

When Should You Get a RICS Level 3 Survey?

RICS Level 3 Surveys are generally recommended for older properties (for example, over 100 years old), buildings of non-standard construction, or properties where major alterations have been made or where renovations are planned.

If you’re unsure which RICS survey you need, a full structural Level 3 Survey is recommended for any property. Inspections are mostly completed in 8 hours or less and will ensure every aspect of the property is covered to provide homebuyers with peace of mind.

The benefits of a Level 3 Survey include:

Do you need a RICS Level 3 Survey for your next property?

If you’re wondering how long a Level 3 Survey takes, you may be in the process of buying a property. e.surv is one of the UK’s largest providers of residential surveys, including RICS Level 3 Surveys. You can contact us today for your Level 3 Survey or get a free, no-obligation quote.

Compare our Surveys and find the right one for you here.