The short answer
A building survey (Level 3) is a thorough inspection of all accessible parts of the property, including spaces such as roof voids and under-floor areas where access allows. It looks at the structure, roof, walls, floors, ceilings, windows and doors, and the visible parts of the services like plumbing, heating and electrics. Beyond rating condition, the report explains what defects are present, what likely caused them, what the implications are, and what repairs or further investigation to consider. It's a visual, non-disruptive inspection, so it doesn't open up walls or lift fixed floors — but within those limits it gives the fullest picture of a property's condition available short of opening it up.
A building survey covers the whole accessible property and explains what it finds. Knowing the scope — and its limits — helps you read the report and use it well.
What a Level 3 covers
- Structurewalls, floors, foundations (visible)
- Roofcovering & accessible roof void
- Servicesvisible plumbing, heating, electrics
- Defectswhat they are, cause & remedy
- Methodvisual, non-disruptive
What gets inspected
- Structure: the condition of walls, floors, ceilings and visible foundations, and any signs of movement.
- Roof: the covering and, where access allows, the roof void, looking at timbers, insulation and signs of leaks.
- External elements: walls, windows, doors, chimneys, guttering and other visible outside features.
- Services: the visible parts of plumbing, heating, electrics and drainage — noting condition and obvious issues, though these aren't tested.
| Area | What's looked at |
|---|---|
| Structure | walls, floors, movement signs |
| Roof | covering & accessible roof void |
| External | walls, windows, chimneys, gutters |
| Services | visible plumbing, heating, electrics, drains |
Indicative scope of a Level 3 building survey. Exact coverage depends on access. Source: RICS home survey standard.
What the report tells you — and its limits
Where a lighter survey rates condition, a Level 3 goes further: for each issue it sets out what the defect is, what likely caused it, what it could lead to, and what to do next — repair, monitor, or get a specialist to investigate. That said, it's a visual inspection of accessible parts: the surveyor won't open up walls, lift fitted carpets or fixed floors, or test services, and anything hidden or inaccessible will be noted as a limitation. A good report is clear about what could and couldn't be seen, so you know where the survey's knowledge ends.
Want to know what your survey will cover?
We'll match you with a RICS-registered surveyor who sets out exactly what the survey will inspect for your property and quotes on a clear specification.
Frequently asked questions
What does a building survey cover?
A Level 3 building survey inspects all accessible parts of the property — structure, roof, walls, floors, windows, doors and the visible parts of the services — including spaces such as roof voids where access allows. The report explains each defect, its likely cause, the implications and what to do next.
Does a building survey check the electrics and plumbing?
It looks at the visible parts of the services and notes their condition and obvious issues, but it doesn't test them. If a concern is found, the report may recommend a specialist inspection — for example an electrical or drainage check.
What are the limits of a building survey?
It's a visual, non-disruptive inspection of accessible parts, so the surveyor won't open up walls, lift fixed floors or test services. Anything hidden or inaccessible is noted as a limitation, and a good report is clear about what could and couldn't be seen.
Sources & further reading
Figures on this page are typical UK ranges drawn from published sources and depend on the specific property and survey level. They are guidance, not a quotation.