There’s something nerve-wracking about buying an old property, isn’t there? You fall in love with the character, the period features, the location—then spend the next few weeks wondering what disasters might be lurking behind those charming Victorian walls. If you’re looking at anything built before the 20th century, or a property that’s been knocked about a bit over the years, you need more than a quick once-over. You need a RICS Level 3 building survey.
Dive deeper into insights that can transform your business strategies today!
The Full Picture
Think of a Level 3 survey as the difference between a doctor checking your temperature versus running every test available. This isn’t a box-ticking exercise. Your surveyor’s going to be poking around in the loft, checking behind radiators, examining joists, scrutinising the roof from multiple angles. They’ll spend half a day—sometimes longer—getting to know every quirk and problem your potential new home has to offer.
The old name for this was a Full Structural Survey. Are you looking at pre-1900s terraces? Then, you absolutely need this. Listed buildings? Without question. That converted chapel you’ve got your eye on? Definitely, if the property has been extended, altered, or built using materials that aren’t standard brick and mortar, the wise approach is to pay for this survey.
What Actually Happens During the Visit
Your surveyor rocks up with their toolkit, camera, and a clipboard that’s going to get seriously filled out. They’ll be there for hours, methodically working through every part of the building they can safely access. Up in the roof space, they’re checking timbers for rot or beetle damage, inspecting the condition of the roof structure itself, and spotting any daylight coming through where it shouldn’t.
Outside, they’re examining walls for cracks—not just noting them, but working out whether they’re a historic settlement that’s stopped moving or something more concerning. Inside, they do the same. The whole process feels incredibly detailed because it is. That’s the point.
Making Sense of the Report
What lands in your inbox a week or so later can feel intimidating. Don’t panic when you see the length. These comprehensive reports run to dozens of pages, absolutely packed with technical descriptions and photographs.
Your surveyor describes what they’ve found, explains the implications, and crucially, tells you what needs to be done and when. Some issues need immediate attention. Others can wait, but should be budgeted for. Some things only require ongoing monitoring over time.
If anything’s unclear, ring them. You’re paying for their expertise, so use it. Most surveyors are genuinely happy to walk you through their findings over the phone.
Should You Worry About Finding Problems?
Old buildings have issues. However, finding problems in a RICS Level 3 home survey or Level 2 doesn’t automatically mean you should run for the hills. What matters is understanding what you’re dealing with. Is it serious? How much will fixing it cost? Are you comfortable taking it on?
Your surveyor’s job is to categorise defects by urgency, helping you determine what requires immediate action versus what can be scheduled for next year’s maintenance budget.
The Usual Suspects
The same problems consistently show up in these surveys, particularly in older properties. Each one needs a different solution, and surveyors identify which ones you’re dealing with. Movement in older buildings is virtually guaranteed. The question isn’t whether there’s movement, but whether it’s still active. Historic cracks that haven’t budged in years? Not ideal, but not disastrous. Fresh cracks appearing and widening? That’s concerning and needs investigating, possibly by a structural engineer.
Justifying the Expense
Nobody enjoys spending £1,000-plus on a survey, especially when you’re already bleeding money on solicitors, mortgage fees, and deposits. But perspective matters here. You’re buying a property worth several hundred thousand pounds. Spending a fraction of that to understand its condition properly isn’t a waste of your money. It’s sensible.
Think about what could go wrong without a survey. Subsidence that costs £30,000 to remedy. A roof needing complete replacement at £20,000. Extensive rot requiring structural work. These aren’t theoretical risks—they happen, and they’re all things a decent survey would identify beforehand.
Even if the survey reveals no significant issues, you’ve gained something valuable: peace of mind. You know what you’re buying. You can plan maintenance budgets realistically. You’re not lying awake three months after moving in, wondering when that ominous crack appeared and whether the ceiling’s about to collapse.
Work With Surveyors Who Actually Know London Properties
The surveyor you choose makes a massive difference to the quality of information you’ll receive. You want an expert. At Peter Barry Chartered Building Surveyors, we’ve been examining residential properties across the capital for years, building up the kind of knowledge that only comes from seeing hundreds of Victorian conversions, Edwardian terraces, and everything in between. Our team operates from six offices throughout London, so we’re always local to wherever you’re buying. Please give us a call to chat about your survey needs, or drop us an email. We’re here to help you buy with confidence rather than crossing your fingers and hoping for the best.
Discover our top picks that clients love and industry leaders swear by!