The RICS Level 3 Building Survey is the most thorough property inspection you can buy — but buyers are often unclear on what a Level 3 survey covers, what it leaves out, and whether the extra cost over a Level 2 is justified.
What does a Level 3 survey cover?
Everything visible and accessible: the roof structure and coverings, chimneys, walls, floors, ceilings, windows, doors, damp-proofing, insulation, drainage, and permanent outbuildings. The surveyor opens hatches, lifts loose boards where safe, and inspects cellars and lofts. Crucially, a Level 3 doesn’t just record defects — it explains their cause, severity and repair options, and flags what will happen if you do nothing.
What’s excluded?
Anything concealed or inaccessible: under fitted carpets, inside cavity walls, buried drains (unless a CCTV drain survey is added), and specialist tests for asbestos or electrics. The report will recommend further investigation where the surveyor sees warning signs.
How much is a Level 3 survey?
Typically £600–£1,500 depending on the property’s size, value and complexity — see our full building survey cost guide. For most pre-1940s, extended, altered or visibly defective properties it is the right choice; our Level 2 vs Level 3 comparison covers the borderline cases.
How long does a Level 3 survey take?
The inspection itself takes 3–8 hours on site depending on the property; a building survey report usually follows within 3–5 working days. Booking to report, allow one to two weeks — worth building into your conveyancing timetable.
Booking a Level 3 survey
Our Level 3 Building Survey service covers London and the surrounding counties, with RICS surveyors experienced in period and non-standard construction.
Get a fixed quote today
Kingston Surveyors arranges RICS surveys and valuations across London and the surrounding counties, with clear fixed fees agreed before you book. Call 0204 579 8270 for a same-day quote, or send us the property details and we will organise the right surveyor for the job.
