RICS Level 3 Building Surveys in London & the South East
The most thorough home survey there is — a forensic, RICS-regulated inspection of period, extended, high-value and non-standard property across London, Surrey and Sussex. Know exactly what you’re buying before you exchange, with the evidence to negotiate.
What a RICS Level 3 building survey covers
A Level 3 survey is a forensic inspection of the whole property — structure, fabric and services — setting out every significant defect, its cause, the repair options and the consequences of ignoring it. All accessible areas are inspected, including the loft, basement, manhole covers and outbuildings.
For each defect we record four things, so the report is genuinely usable rather than a box-ticking exercise:
- The type of defect
- Its location
- Our recommendation
- What happens if it’s ignored
More than 50 elements of the building are reviewed, and every significant issue is pulled into a Key Issues summary at the front with a clear traffic-light rating, so you can see the severity at a glance.
When you need a Level 3 survey
A Level 3 is the right choice whenever a property is older, larger, altered or unusual — anywhere a standard inspection would leave too much unseen.
Period & older homes
Victorian, Georgian, pre-war and other older buildings, where age-related defects and past repairs need expert reading.
Listed & heritage
Listed or conservation-area property that needs a surveyor with heritage experience — see our listed building survey.
Extended or altered
Homes with extensions, loft or basement conversions, or removed walls, where the quality of past work matters.
High-value purchases
Where the sums involved justify knowing the full condition before you commit.
Non-standard construction
Timber frame, stone, thatch or concrete builds that behave differently from brick and block.
Before you renovate
When you want a full picture of condition and repair priorities before planning works.
How we inspect
Plenty of firms turn up with a tablet and a checklist. We turn up with the equipment to find the problems a visual-only inspection misses — and to diagnose them properly rather than guessing.
We inspect, we don’t just tick a tablet. Our surveyors carry professional diagnostic equipment — thermo-hygrometers, thermal cameras, surface-temperature meters, borescopes and resistance meters — to read concealed defects and to diagnose damp and defects accurately.
Level 2 or Level 3 — which do you need?
Choose a Level 3 for older, larger, altered or non-standard property, or anywhere you want a full picture of condition and repair costs. A Level 2 (HomeBuyer) survey suits conventional, modern homes in reasonable condition.
| Survey | Best suited to | Depth of inspection |
|---|---|---|
| RICS Level 2 (HomeBuyer) | Conventional, modern homes in reasonable condition | Standard visual inspection |
| RICS Level 3 (building survey) | Older, larger, extended, high-value or non-standard property | The most thorough — structure, fabric, services and repair advice |
What to expect from Blackacre
A clear, well-managed path from first call to a report you can act on.
1
Instruct
Tell us about the property and we’ll confirm a fixed quote and timescale — no obligation.
2
Inspect
We aim to inspect within a week; the inspection takes two to four hours depending on size.
3
Talk
A quick call on the day if you want it, to talk through the initial findings.
4
Report
Your detailed report follows in around five working days, electronic and hard copy.
5
Discuss
We’re always happy to talk any of it through — and to help you use it to renegotiate.
Why choose Blackacre
- RICS-regulated chartered surveyors working to the RICS Home Survey Standard.
- Genuinely diagnostic — diagnostic equipment and hands-on inspection, not a tablet checklist.
- Report you can use — every defect with its cause, fix and consequence, and a traffic-light Key Issues summary.
- Fast turnaround — inspection within a week, report in around five working days.
- London, Surrey & Sussex, with heritage experience for period and listed property.
What our clients say
“Blackacre completed a thorough pre-purchase survey of a listed property, highlighting several important issues that helped us in the offer negotiation process. An informative phone call on completion of the report was very helpful too.”
— Lee Dalton
“Excellent service and very reasonably priced. Even completed the requested survey report in less than a week despite being asked three days prior. Would highly recommend Blackacre!”
— Jonathan Barco
“Ben was extremely responsive and went above and beyond to help us out. Clear, professional advice exactly when we needed it.”
— Tim Houghton
Your key contact
Ben Salvage MRICS C.Build E MCABE
Director | Chartered Building Surveyor
Ben leads Blackacre’s building survey work. Speak to him directly about your property, what the inspection will cover and how quickly we can get to you.
Building surveys: your questions answered
It’s the most detailed home survey defined by RICS — a thorough inspection of the structure, fabric and services, with every significant defect described along with its cause, the repair options and the consequences of not acting. It’s designed for older, larger or non-standard properties.
A Level 2 (HomeBuyer) survey is a lighter, standard inspection for conventional modern homes in reasonable condition. A Level 3 goes much further — more detail, more analysis of causes and repairs — and is the right choice for period, altered, extended or high-value property.
We aim to inspect within a week of instruction; the inspection itself takes two to four hours. The written report follows in around five working days, with a quick call available in between to discuss initial findings.
Yes. All accessible areas are inspected, including the loft space, basement, manhole covers and outbuildings, using diagnostic equipment where needed to reach and read concealed defects.
A listed or period property needs a Level 3 carried out by a surveyor with heritage experience. See our listed building survey service for the specialist version, which reads historic defects correctly rather than mistaking them for modern ones.
Very often, yes. The defects a Level 3 uncovers are usually enough to reopen the price — frequently saving more than the survey costs. It gives you an independent, professional basis to negotiate from.
What does a building survey cost?
Every property is different, so we price each survey on its size, age and complexity rather than a one-size-fits-all figure. Tell us about the property and we’ll come back with a clear, fixed quote — no obligation.
Request your RICS Level 3 survey
Tell us about the property and we’ll come back with a fixed quote — no obligation. RICS-regulated surveyors across London, Surrey and Sussex.
London: 107–111 Fleet Street, London EC4A 2AB · Sussex: 203b The Candlemakers, West Street, Lewes, BN7 2NZ