Spotlight on Level 3 Home Surveys
When people contact me about residential property surveys, they often aren’t sure which level to choose.
And since RICS – the professional body for chartered surveyors like myself – evolved its Home Survey Standard earlier this year, I thought it would be helpful to shine a spotlight on the new Level 3 surveys to explain what’s included.
Formerly known as a Building Survey, the new Level 3 Home Survey is the most detailed assessment of a residential property on offer. Whilst the Level 1 and 2 Home Surveys are better suited to more modern and conventional properties, Level 3 is suitable for any property in any condition, including older properties and those in a poor state of repair or have undergone significant alteration.
During a Level 3 Home Survey, I conduct an extensive visual inspection of the building, as well as its services and grounds, to produce an objective report describing the form of construction and the materials used for different parts of the property. Any concealed areas normally opened or used by the occupiers such as roof spaces, basements and cellars are inspected, and where possible, I observe all services in their normal operation.
The Level 3 Home Survey report describes the building’s condition in detail, providing advice on a property’s energy efficiency and assessing the relative importance of any defects and problems. The most probable causes of defects are proposed, the likely scope of any appropriate remedial work is outlined, and the likely consequences of non-repair are explained. I also make recommendations about the priority and likely timescale for any necessary work, and where requested, an indication of likely costs.
For example, if I identify damp in a property:
In a Level 2 Home Survey report I might say “Further investigation is required.”
In a Level 3 Home Survey report I would include information such as: “I believe this moisture has come from the saturated ground above the damp proof course outside. I recommend the ground levels are reduced, and the plaster is removed so the walls can dry out and then replastered with a salt resisting plaster.
Having said that, if there was overwhelming evidence that a property wasn’t in a satisfactory condition for purchase, I would of course include this information in my survey reports across all 3 levels. It doesn’t happen very often, but from time to time I do come across some real horror stories and will ensure my client has all the relevant advice in order to make an informed decision.
It’s always good to remember that surveying is highly subjective and personal to the buyer in question: whilst a damp wall might be a major problem for one buyer who doesn’t want to replace a single brick, another may want to knock down that very same damp wall to build an extension, making it a non-issue for them. The main thing is to discuss your requirements with the surveyor to make sure that you have the right level of survey carried to get the peace of mind you need. You’ll find a full breakdown of the Home Survey Levels 1, 2 and 3 on my Surveys page, or feel free to email me with any questions here.
Malcolm Hollis FRICS
