The short answer
The report sets out the construction and condition of the main elements of the property, the defects identified, their likely cause and seriousness, the repair or further investigation recommended, and practical guidance on priorities and ongoing maintenance. It highlights urgent or safety-related items separately, identifies where specialist investigation is needed, and is written so a non-technical reader can act on it.
Use the report findings, urgency flags and recommended repairs or investigations to plan the next decision.
Where further evidence may be needed
Is a Level 3 survey suitable for a flat or maisonette?
Yes. A Level 3 survey is appropriate for older, converted or altered flats and maisonettes, particularly conversions of period houses and flats in mansion blocks. For a flat, the inspection focuses on the flat itself and the accessible parts of the building that affect it, such as the roof, structure, common parts and external walls. Where wider block condition matters, we explain what further information or a building condition survey would add.
Turning the answer into a next step
Can you survey listed and conservation-area properties?
Yes. Listed buildings, locally listed buildings and properties in conservation areas are a core part of Level 3 work. The survey considers the particular materials, construction and repair constraints that apply to historic fabric, and flags where listed building consent or conservation considerations are likely to affect repairs and alterations. We do not provide listed building consent itself, but we identify where it is relevant.
What to do next
Check that the survey level matches the building.
Keep condition advice separate from valuation advice.
Identify urgent items and recommended further investigation.
Use repair recommendations to define the next quotation or specialist question.
Read a Level 3 report in context
The published Level 3 sample is a redacted report for the purchaser of a lower-ground period flat in West Kensington. Use its executive summary to understand the overall opinion and the matters raised before exchange, then follow the detailed findings and prioritised recommendations. In this sample, Section 5 contains the damp evidence and Section 13 the schedule of recommendations.
The copy retains findings about the building fabric, interior and services, alongside matters to resolve before exchange, after purchase and with the landlord. Budget figures have been redacted from the published schedule. Read the inspection limitations alongside the findings: the flat was furnished, nothing was opened up or tested, and the terrace and main roof were viewed only from below or ground level.
These limits describe this particular report; the scope and accessible areas for another property need to be agreed for that instruction. Use the report recommendations to identify the next contractor quotation or specialist question, rather than treating it as a fixed repair quotation. Open the sample report landing page to read its scope and limitations and download the redacted PDF.
London area guides
Sources and standards
Related questions
What is a RICS Level 3 Building Survey?
A RICS Level 3 Building Survey, sometimes called a full structural survey or full building survey, is the most detailed residential survey defined by RICS. It is a thorough inspection of the structure and condition of a property, setting out the defects found, their likely cause, how serious they are and the repair or further investigation needed. It is carried out by a chartered surveyor and is designed for older, larger, altered or unusual buildings where a buyer or owner needs a full understanding of risk before committing.
Does the report include the cost of repairs?
The report explains the defects, how serious they are and what repair or further investigation is recommended, with practical guidance on priority and likely implications. It does not provide fixed repair quotations, because firm costs come from a builder or contractor pricing a defined scope. Where helpful, we indicate where specialist input or a costed scope is the sensible next step so you can budget realistically.
Does a Level 3 Building Survey include a valuation?
A Level 3 Building Survey is a condition and construction survey, not a valuation. It does not include a market valuation or a reinstatement cost figure as standard. Where you need a rebuild cost for insurance, that is a separate reinstatement cost assessment, which we can provide. A mortgage valuation, where a lender requires one, is also separate and arranged through the lender. If you also need a market valuation, for example to check a purchase price or for probate or divorce, tell us when you enquire: our property valuation service provides it as a separate instruction.
Related guidance
Local Level 3 building survey guides
- Rebuild Cost Assessments in Finchley for Insurance
- Party Wall Surveyor in Finsbury Park: Agreements, Notices and Awards
- Level 2 Homebuyers Survey in Finsbury Park
- Building surveys in Finsbury Park: choose the right report
- Damp, Crack & Building Defect Surveys in Finsbury Park
- Dilapidations Surveyors in Forest Gate: Schedules, Claims & Lease-End Advice
Savas Bulduk
BSc (Hons) MRICS, Director & Chartered Building Surveyor.
Writes on Building surveying, Fire safety and facade, External wall systems, Technical due diligence, Contract administration. See the full team profile.
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