Introduction
When purchasing a property, choosing the correct survey is one of the most important decisions a buyer can make.
At RES Property Surveyors, we firmly believe that a Level 3 Building Survey is almost always the most appropriate
report — even for new-build homes and properties constructed since the 1950s.
While this position is not universally shared within the surveying profession, and may not align entirely with
RICS guidance in all cases, our experience shows that a Level 3 Survey provides the depth, clarity, and protection
that modern property transactions demand.
What is a Level 3 Building Survey?
A Level 3 Survey — often referred to historically as a Structural Survey — is the most comprehensive inspection
available for residential property. It provides a detailed analysis of construction, condition, defects,
risks, and recommended remedial works.
Unlike a Level 2 HomeBuyer Report, which follows a structured traffic-light condition rating format,
a Level 3 Building Survey allows the surveyor to provide narrative explanation, professional reasoning,
and element-by-element assessment without constraint.
Why We Do Not Undertake Level 2 HomeBuyer Reports
RES Property Surveyors only undertake Level 3 Building Surveys. This is because we consider the Level 2 Report
to have structural and procedural limitations that restrict a surveyor’s ability to provide a fully reasoned
and detailed assessment.
The HomeBuyer format requires generalisation and the application of a simplified condition rating system.
While this may suit lower-risk transactions, it can create ambiguity and potentially misleading conclusions
when multiple elements are in differing condition.
Inspection Time and Depth of Assessment
Inspection duration directly impacts the quality of reporting. A typical HomeBuyer inspection may last
between 45–60 minutes. By contrast, a Level 3 Building Survey inspection can range from 90 minutes
to three hours or more, depending on property size and complexity.
At RES, we undertake one survey per day. This ensures our Chartered Building Surveyors have the time required
to inspect thoroughly, consider findings carefully, and produce detailed, accurate reports.
The Problem with Simplified Condition Ratings
The Level 2 Report requires multiple building elements to be grouped into single condition ratings.
For example, where a property contains several roof structures — a main pitched roof, a rear addition roof,
and possibly a flat bay roof — these may be condensed into one overall rating.
If one roof is defective and another is sound, any averaged rating risks misrepresenting the condition
of at least one element. A Level 3 Survey avoids this compromise by assessing and describing each component
individually, allowing clients to understand precisely what they are purchasing.
Roof Structures: A Critical Example
Roofs perform structural, weatherproofing, and protective functions. They are also often among the most
expensive components to repair or replace. Access costs, scaffolding, and material selection can significantly
increase expenditure.
In our experience, roof defects are frequently oversimplified within Level 2 Reports. A Level 3 Building Survey
provides detailed commentary on structure, coverings, flashings, ventilation, insulation, and lifespan —
offering clients clarity rather than condensed ratings.
Level 3 Surveys for New-Build Properties
It is a common misconception that new-build properties do not require detailed surveys. While cosmetic finishes
may appear sound, latent defects, design shortcomings, or workmanship issues may not be immediately visible.
Building Regulation sign-off and warranty provision are not fail-safe protections. An experienced surveyor
will examine documentation, question design intent, and assess execution quality to identify risks that
may otherwise go unnoticed.
Client Protection and Professional Responsibility
Property purchases represent significant financial commitments. In our view, the marginal additional cost
of a Level 3 Building Survey is proportionate when compared to the overall transaction value.
A detailed survey protects the client, reduces uncertainty, supports negotiation, and limits the risk of
unexpected expenditure post-completion.
Why Choose RES Property Surveyors
We are committed to thoroughness, clarity, and professional independence. By focusing exclusively on
Level 3 Building Surveys, we ensure consistency in inspection standards and reporting quality.
Our approach avoids compromise, avoids generalisation, and prioritises informed decision-making.
Conclusion
A Level 3 Building Survey is not simply a more detailed report — it is a fundamentally different approach
to risk assessment in property acquisition.
For buyers seeking clarity, accuracy, and professional diligence, a Level 3 Survey represents the most
comprehensive and responsible choice.
Recent Comments