RICS Level 3 (Full) Surveys
A Professional Opinion Based on a Detailed Assessment of the Property
A detailed visual inspection of the building, its services and the grounds.
As per the RICS Home Survey Standard, the Level 3 Survey is more extensive than a survey Level 2. The service consists of a detailed visual inspection of the building, its services and the grounds and is in the form of a written report that may include a reinstatement valuation for insurance purposes.
Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars).
Although the services are not tested, they are observed in normal operation – in other words, they are switched on or off and/or operated where the occupier has given permission and it is safe to do so. It should be noted that in an unoccupied property where services are not switched on, we will be unable to make observations regarding their normal operation.
External inspection will be carried out from the ground or, where safe access can be gained, by ladder up to 3m. Above 3m, areas will be visually surveyed and recorded via a drone.
The report objectively describes the form of construction and materials used for different parts of the property. It describes the condition and provides an assessment of the relative importance of the defects/problems. Additionally, it will:
• describe the identifiable risk of potential or hidden defects in areas not inspected
• propose the most probable cause(s) of the defects based on the inspection
• outline the likely scope of any appropriate remedial work and explain the likely
• consequences of non-repair
• make general recommendations in respect of the priority and likely timescale for necessary work
• make an investigation into the planning history of the property and any relevant findings reported.
This level of service will suit any domestic residential property in any condition.
Where the necessary conclusions are unable to be reached with reasonable confidence, further investigations by a relevant specialist will be recommended along with the likely fee levels.
The Level 3 service includes meeting Philip at the property at the end of the inspection to discuss the key findings and defects, pending agreement from the vendor.
A Reinstatement Cost Assessment to ensure adequate insurance cover can be added for an additional fee.
Windows
All windows where possible throughout thre property are attempted to open.
Roof Space
Entry to the roof space (where safe)and visual inspection of the roof structure with attention paid to those parts vulnerable to deterioration and damage. Although thermal insulation is not moved, small corners will be lifted so its thickness and type, and the nature of the underlying ceiling can be identified. Where permission has been granted and it is safe, a small number of lightweight possessions will be repositioned so a more thorough inspection can take place.
Floors
Surfaces of exposed floors will be inspected with corners of any loose and unfitted carpets or other floor coverings lifted where practicable. All floors will be inspected for excessive deflection by a ‘heel-drop’ test and the magnitude of any identified deflection/slope will be measured.
Where the subfloor is inspected, an inverted ‘head and shoulders’ inspection will be carried out at the access point (either physically or using mirrors, cameras and the like). If it is safe to do so, entty to the under-floor area will be gained to carry out a more thorough inspection.
Services
The normal operation of the services in everyday use (where it is safe to do so and without causing damage) will be observed, including operating an identified sample of lights and extractor fans and asking the occupier to operate the heating.
There is no comment on design calculations or the service installations and appliances are not tested in any way.
In all cases, advice will be given where further tests and inspections are required if the occupier does not provide evidence of appropriate installation and/or maintenance, or the client requires assurance as to their condition, capability and safety.