How do you select the best survey for your needs?

The RICS endorses three types of property survey – Condition Report (Level 1), HomeBuyer Report (Level 2) and Building Survey (Level 3). Without expert advice it may be difficult to choose which is the best choice for your property needs. This is where independent Chartered Surveyors Cosey Homes can provide professional assistance and guidance to explain the various options available and help you make the right decision.

What’s the difference between a Level 2 and a Level 3 survey?

A RICS Building Survey (formerly known as a Full Structural Survey) is a Level 3 investigation and the most detailed survey we carry out. A RICS HomeBuyer Report is a mid-range Level 2 survey that is generally not recommended for older or larger properties or those with complex surveying issues. If you are looking for a detailed assessment of the condition of the property you are about to buy, and especially if the building has undergone or requires substantial renovations, a RICS Building Survey is the best option.

How long does a RICS Building Survey (Level 3) take?

There is no set time limit for a building survey (Level 3) inspection; it all depends on the type and size of the property and its condition. A full structural Building Survey (Level 3) is more in-depth than a HomeBuyers Survey (Level 2), so the timeframe tends to be longer. We typically allocate a three-hour time slot for a Building Survey (Level 3). We aim to deliver all our reports within 5 working days, from the date of the survey taking place.

Does a Building Survey (Level 3) check the roof space?

Our surveyors will do their best to inspect lofts and roof spaces wherever they are accessible. However, as the full structural survey is based on a non-intrusive visual inspection, it will not be possible to investigate spaces where there’s a layer of insulation on the joists and timbers are not visible.

Will a surveyor check for asbestos?

A Building Survey (Level 3) is not a specialist asbestos report although the surveyor may well make a comment, based on his professional experience and knowledge about the risk of asbestos and likelihood of a particular item containing asbestos. They may recommend that you undertake further investigation, sampling and testing to establish whether or not asbestos is present.

What to do if your Building Survey (Level 3) detects serious problems?

If the structural survey identifies serious defects in the property, the report will give you a cost estimate for remedying the problem. We would normally advise that further investigation is carried out to establish the extent of the damage. You may be able to use the information to try and renegotiate your purchase price, or you may even prefer to walk away from the purchase altogether.

How soon can you expect to receive the survey report?

After the site visit has taken place, we will aim to deliver your Building Survey report within 5 working days. Once the report has been completed and passed our quality control checks, you will receive your copy via email as a PDF document. If you also require a hardcopy to be posted to you, this can be arranged on request for an additional fee.

Should you share the survey report with a third party?

You are at liberty to share the survey report with anyone you wish. However, we would generally advise caution when passing on the report to anyone other than your solicitor since it contains information of a commercially sensitive nature. One of the key benefits of a property survey is that the findings can be used as a valuable tool to renegotiate the purchase price, with the report constituting evidence of defects provided by a credible independent expert.

How do you negotiate after a ‘bad’ survey?

If the survey has unearthed unexpected problems with the property, you are perfectly entitled to reduce your offer to cover the cost of remedying the defects. Inform the estate agent of the survey results and submit independent estimates from reputable contractors. You can then make a new offer that more accurately reflects the value of the property and renegotiate with the seller.

RICS Level 3

Building Survey

RICS Level 3 Survey - Building Survey

Our Level 3 Building Survey Level 3 is a comprehensive and full structural survey.

If you choose to have a RICS Building Survey carried out, our local Cosey Homes RICS accredited building surveyors will assess the construction of the building and its structural integrity. Usually recommended for buildings over 70-80 years old, or with significant historical damage, our Building Survey (Level 3) will give you a greater explanation of any defects along with recommendations for remedial action.

We are always committed to giving our clients the best value possible and so we include additional helpful information where appropriate to ensure you get the most out of the service and our surveyors when choosing a full structural survey.

Our RICS Building Surveys start from £625 inc VAT and are offered across the UK.

Get an Instant Quote

Get a RICS Level 3 Survey – Building Survey Quote

You can request a RICS Level 3 Survey – Building Survey quote by completing a simple form.

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How Soon Can You Start the Survey?

Your local Cosey Homes RICS accredited surveyors are highly experienced and knowledgeable and are usually available to carry out site visits within a week of instruction. You can also request a call from the surveyor on the day of the inspection for a rundown of significant findings.

All you need to do is contact our office and provide us with the property details and we will arrange the rest for you. If there is an estate agent involved, we will arrange access with them directly.

What Does a Level 3 Building Survey Look Like?

As with the HomeBuyer Report (Level 2), we will compile the Building Survey (Level 3) using our standard formatted template which is designed to be industry jargon-free and easy to follow. We use the RICS standard reporting traffic light system, thus enabling clients to easily understand areas of the property that need attention.

LEVEL 1 – Green
No action is required

LEVEL 2 – Amber
Defects requiring attention and repair but not urgently

LEVEL 3 – Red
Serious defects requiring urgent attention and repair

Download Level 3 report example

What’s included in a Building Survey Report (Level 3):

In-depth visual inspection of the property to assess its overall condition and state of repair
Details of all major building defects and faults, including hidden defects and technical details for building construction and materials
Visual inspection of all internal and external building elements, including walls and ceilings, roof and guttering, doors and windows
Assessment of structural problems such as subsidence, damp issues and timber decay, including woodworm and rot
‘Traffic light’ grading system is used to indicate the severity of any defects identified
Advice regarding guarantees, planning and building control issues, disputes etc, to be followed up by your conveyancer
Informed recommendations for repair options as well as future maintenance requirements, including estimate of costings

Reviews

What our clients say

      GOOD  
   Based on 236 reviews 
    
 
 
 
   
 
 
       Posted on Google  
    Richard D'Cruze  
 04/11/2026
 
 
 Trustindex verifies that the original source of the review is Google. Very informative and thorough the whole team there are great, absolutely would use again
  
 
      Posted on Google  
    Ricardo Fugas  
 04/11/2026
 
 
 Trustindex verifies that the original source of the review is Google. We recently used Cosey Homes for a property survey and were very impressed with the service provided. The survey was arranged quickly, communication was clear throughout.

The survey itself was thorough, detailed, and easy to understand, highlighting both major issues and areas that may require attention in the future. The findings gave us a much clearer understanding of the property's condition and helped us make informed decisions during the purchase process.

Overall, a reliable and professional service that provided excellent value for money. I would happily recommend Cosey Homes to anyone purchasing a property.
  
 
      Posted on Google  
    Marta Blizniuk  
 02/11/2026
 
 
 Trustindex verifies that the original source of the review is Google. I'm very happy with the service I received from Ian for my Level 3 Survey. His report was thorough, detailed and highlighted important issues that I wouldn't have been aware of otherwise. He also took the time to answer my follow-up questions in detail after the survey, providing clear explanations and helping me better understand his findings. This gave me a much clearer picture of the property's condition and what needed further investigation before proceeding with the purchase. I really appreciate his professionalism, attention to detail and willingness to help. I would happily recommend his services!
  
 
      Posted on Google  
    Julie Eliza  
 29/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. We recently had a Level 3 Building Survey carried out and couldn’t be happier with the service we received!

We dealt with Sadie over the phone, who was always so polite, friendly and helpful.

Philip carried out our survey and was incredibly thorough and detailed. He provided so much useful information and really took the time to cover everything, which gave us great peace of mind.

Our survey was carried out on the Wednesday and we received the full report by Monday, which was an amazing turnaround compared to other companies we had looked into!

Fantastic service from start to finish. Would definitely recommend! 😊
  
 
      Posted on Google  
    David Pickles  
 21/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Very good communications with the office, the surveyor turn up as arranged and produced a very good survey on time.
  
 
      Posted on Google  
    Jakki van Neuren  
 21/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Easy to book ...good clear communication and advice, and the survey was completed quickly and efficiently. The written report was detailed and helpful and was sent through very swiftly after the survey was completed.
  
 
      Posted on Google  
    Muhammad Khan  
 21/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Excellent service on a tight deadline

We needed a retrospective RICS Red Book valuation of our London flat for a Right to Buy District Valuer case, with barely two weeks to the submission deadline. Cosey Homes delivered from start to finish.

Kit Lam responded to our enquiry the same day, asked the right questions about the brief and kept us updated throughout. Hugh Barber inspected the property within days and produced a thorough, well-reasoned report four days ahead of the promised date. The report covered everything in our instruction: the retrospective valuation date, the statutory basis, comparable evidence including a same-block sale, and clear reasoning behind the figure. The quality control from the wider team, including Anthony who followed up afterwards, was a nice touch.

A professional firm doing exactly what they promise, when they promise it, at a fair price. We would use Cosey Homes again without hesitation and recommend them to anyone needing a specialist valuation under time pressure.

Muhammad & Sania, London E16
  
 
      Posted on Google  
    Jonathan Burke  
 20/10/2026
 
 
 Trustindex verifies that the original source of the review is Google. Great service from the start of booking right through to the completed survey report.

Frequently Asked Questions

Is Level 3 Survey Right for You?

Explore common questions to help you make an informed decision.

: The RICS endorses three types of property survey – Condition Report (Level 1), HomeBuyer Report (Level 2) and Building Survey (Level 3). Without expert advice it may be difficult to choose which is the best choice for your property needs. This is where independent Chartered Surveyors Cosey Homes can provide professional assistance and guidance to explain the various options available and help you make the right decision.
: A RICS Building Survey (formerly known as a Full Structural Survey) is a Level 3 investigation and the most detailed survey we carry out. A RICS HomeBuyer Report is a mid-range Level 2 survey that is generally not recommended for older or larger properties or those with complex surveying issues. If you are looking for a detailed assessment of the condition of the property you are about to buy, and especially if the building has undergone or requires substantial renovations, a RICS Building Survey is the best option.
: There is no set time limit for a building survey (Level 3) inspection; it all depends on the type and size of the property and its condition. A full structural Building Survey (Level 3) is more in-depth than a HomeBuyers Survey (Level 2), so the timeframe tends to be longer. We typically allocate a three-hour time slot for a Building Survey (Level 3). We aim to deliver all our reports within 5 working days, from the date of the survey taking place.
: Our surveyors will do their best to inspect lofts and roof spaces wherever they are accessible. However, as the full structural survey is based on a non-intrusive visual inspection, it will not be possible to investigate spaces where there’s a layer of insulation on the joists and timbers are not visible.
: A Building Survey (Level 3) is not a specialist asbestos report although the surveyor may well make a comment, based on his professional experience and knowledge about the risk of asbestos and likelihood of a particular item containing asbestos. They may recommend that you undertake further investigation, sampling and testing to establish whether or not asbestos is present.
: If the structural survey identifies serious defects in the property, the report will give you a cost estimate for remedying the problem. We would normally advise that further investigation is carried out to establish the extent of the damage. You may be able to use the information to try and renegotiate your purchase price, or you may even prefer to walk away from the purchase altogether.
: After the site visit has taken place, we will aim to deliver your Building Survey report within 5 working days. Once the report has been completed and passed our quality control checks, you will receive your copy via email as a PDF document. If you also require a hardcopy to be posted to you, this can be arranged on request for an additional fee.
: You are at liberty to share the survey report with anyone you wish. However, we would generally advise caution when passing on the report to anyone other than your solicitor since it contains information of a commercially sensitive nature. One of the key benefits of a property survey is that the findings can be used as a valuable tool to renegotiate the purchase price, with the report constituting evidence of defects provided by a credible independent expert.
: If the survey has unearthed unexpected problems with the property, you are perfectly entitled to reduce your offer to cover the cost of remedying the defects. Inform the estate agent of the survey results and submit independent estimates from reputable contractors. You can then make a new offer that more accurately reflects the value of the property and renegotiate with the seller.