When buying a property in Exeter or throughout Devon, a RICS Level 3 building survey provides the most comprehensive assessment available. As experienced chartered surveyors, we've conducted hundreds of Level 3 surveys across the region, and this guide explains everything you need to know about this detailed inspection process.
What Is a RICS Level 3 Building Survey?
A Level 3 survey, formerly known as a full structural survey, is the most thorough property survey offered by chartered building surveyors. Unlike a Level 2 HomeBuyer Report, which provides a visual inspection of accessible areas, a Level 3 survey involves an extensive examination of the property's structure and condition.
Our chartered surveyors in Exeter conduct detailed inspections of all accessible parts of the building, producing a comprehensive report that identifies building defects, assesses their severity, and provides expert property advice on repairs and maintenance. This level of scrutiny gives you complete peace of mind about your property purchase.
When Do You Need a Level 3 Survey?
As building surveyors covering Exeter and the surrounding Devon areas, we recommend Level 3 surveys in several specific situations:
Older Properties and Period Buildings
Properties built before 1900 typically benefit from a Level 3 survey. Victorian terraces in Exeter, Georgian townhouses in Topsham, or older rural cottages throughout Devon often have unique construction methods and potential issues that require detailed examination. Our knowledge of Exeter and local building styles helps us identify problems specific to period properties.
Listed Buildings and Conservation Areas
Historic buildings require specialist property knowledge. If you're buying a listed building in Exeter or a property within a conservation area, a Level 3 survey is essential. Our chartered building surveyors understand traditional construction techniques, from lime plaster to timber framing, and can assess these properties accurately.
Properties in Poor Condition
If a property shows visible signs of neglect or damage, you need the comprehensive assessment a Level 3 survey provides. Our surveyors identify all building defects, assess their impact on structural integrity, and estimate repair costs, helping you make an informed decision about whether to proceed with the purchase.
Unusual Construction Methods
Properties built using non-standard construction methods, such as timber frame, steel frame, or cob (common in rural Devon), require detailed surveying. Our team has experience in the property and construction of various building types throughout the South West.
Planning Major Alterations
If you're buying a property with plans for significant renovation or extension, a Level 3 survey provides crucial information about the existing structure. This helps your architects and builders understand what they're working with and can prevent costly surprises during construction.
What's Included in a Level 3 Building Survey?
Our Level 3 surveys in Exeter and Devon provide detailed and comprehensive assessment of every accessible part of the property:
External Inspection
We thoroughly examine the roof, chimneys, guttering, walls, windows, doors, and external decorations. For properties in Exeter and coastal areas like Exmouth or Dawlish, we pay particular attention to weather-related damage and the effects of Devon's climate on building materials.
Our chartered surveyors assess the condition of pointing, identify cracks or movement in walls, check for signs of damp penetration, and evaluate the state of roof coverings. We'll note whether the property needs repointing, roof repairs, or gutter replacement.
Internal Inspection
Inside the property, we examine walls, ceilings, floors, joinery, staircases, and internal doors. We're looking for signs of structural movement, damp issues, timber decay, and general wear and tear. Using moisture meters and other specialist equipment, we can detect problems not visible to the untrained eye.
Particular attention goes to areas prone to issues in Devon properties: bathrooms and kitchens for water damage, north-facing rooms for condensation, and ground floors for rising damp.
Roof Space Inspection
Where safely accessible, we inspect the roof space to assess the roof structure, insulation, and look for signs of leaks, condensation, or pest infestation. This is particularly important in older Devon properties where roof timbers may show signs of decay or beetle infestation.
Service Systems
We provide a visual assessment of visible parts of heating, plumbing, and electrical installations. While we don't conduct specialist tests (these require separate electrical or boiler engineers), we can identify obvious defects or systems nearing the end of their serviceable life.
Drainage and External Areas
We inspect manholes where accessible, assess surface water drainage, and examine boundaries, outbuildings, and external structures. For rural properties around Devon, we also consider aspects like septic tank locations and land drainage.
Understanding Your Level 3 Survey Report
Unlike a Level 2 survey, which uses a traffic light rating system, a Level 3 report provides narrative descriptions of each part of the property. Our chartered surveyors write in plain English, avoiding unnecessary jargon while providing all the technical detail you need.
Structure of the Report
Your detailed and comprehensive report includes:
- Executive summary highlighting key issues
- Detailed descriptions of every part of the property
- Analysis of building defects and their causes
- Professional recommendations for repairs and maintenance
- Extensive photographic evidence
- Advice on potential issues requiring further investigation
We organize findings logically, working through the property room by room and element by element. This makes it easy to understand exactly what we found and where.
Prioritizing Actions
Our reports clearly distinguish between urgent defects requiring immediate attention, items needing repair or replacement in the medium term, and routine maintenance matters. This helps you budget for necessary work and negotiate with sellers if significant problems emerge.
How Long Does a Level 3 Survey Take?
The site inspection for a typical three-bedroom house in Exeter takes approximately three to four hours. Larger properties, older buildings, or those with outbuildings and extensive grounds take longer. Our surveyors never rush inspections – thoroughness is what makes Level 3 surveys valuable.
Following the inspection, we prepare your report. You'll typically receive your detailed survey within 48 hours of the site visit, though complex properties or those with significant defects may take slightly longer as we ensure every detail is properly documented.
Level 3 Survey Costs in Exeter and Devon
Level 3 building surveys typically cost between £600 and £1,500+, depending on property size, age, and complexity. While more expensive than a Level 2 survey, the comprehensive nature of the assessment can save thousands by identifying serious building defects before you commit to purchase.
Consider a Level 3 survey as insurance. Spending £800 on a thorough survey might reveal £20,000 worth of necessary repairs, allowing you to negotiate the purchase price or withdraw from an unsuitable property.
Get in touch with our team for a free quote based on your specific property. We provide transparent pricing with no hidden fees.
What Happens After Your Survey?
Once you receive your report, we recommend reading it carefully and noting any questions. Our chartered building surveyors remain available to discuss findings and provide expert property advice on interpreting results.
Using Survey Results in Negotiations
If our survey identifies significant building defects, you have several options:
- Request the seller reduces the price to reflect repair costs
- Ask the seller to complete repairs before completion
- Proceed with the purchase understanding the work needed
- Withdraw from the purchase if problems are too severe
Many buyers successfully negotiate thousands off the asking price based on survey findings. Your solicitor can help use the report in negotiations.
Arranging Specialist Reports
Sometimes our survey identifies issues requiring specialist investigation. We might recommend a structural engineer for significant movement concerns, a damp specialist for extensive moisture problems, or a roofing contractor for detailed roof assessments. We can suggest reputable specialists operating throughout Devon.
Why Choose Exeter Surveyors for Your Level 3 Survey?
As a firm of chartered building surveyors based in Exeter, we bring several advantages to your Level 3 survey:
Local Expertise
Our deep knowledge of Exeter and the surrounding Devon areas means we understand local building styles, common regional defects, and how Devon's climate affects properties. We've surveyed hundreds of buildings across the area, from city centre Victorian terraces to rural cottages on Dartmoor.
RICS Accreditation
All our surveyors are chartered members of the Royal Institution of Chartered Surveyors (RICS), as well as members of CIOB and RPSA. This ensures we maintain the highest standards in property surveying and adhere to strict professional codes of conduct.
Experience in the Property Sector
With decades of combined experience in property surveying throughout Devon and the South West, our team has encountered virtually every type of building defect and construction method. This experience means we can accurately assess problems and provide reliable property advice.
Clear Communication
We pride ourselves on writing reports in plain English that you can understand. We're always available to answer questions and guide you through your property purchase decision, ensuring you have complete peace of mind.
Level 3 Survey vs Level 2: Making the Right Choice
Many buyers wonder whether they need a Level 3 or would a Level 2 survey suffice. Here's our professional guidance:
Choose a Level 3 survey for properties built before 1900, listed buildings, properties in poor condition, unusual construction, or when planning major alterations. The comprehensive detail justifies the higher cost for these properties.
A Level 2 survey suits conventional properties in reasonable condition, typically built after 1900 using standard construction methods. This provides good value for standard modern homes.
When in doubt, get in touch with our chartered building surveyors. We'll discuss your specific property and recommend the most appropriate survey type for your needs.
Common Building Defects Found in Devon Properties
Through conducting Level 3 surveys throughout Exeter and Devon, we regularly identify several common issues:
Damp Problems
Devon's high rainfall and humidity create perfect conditions for damp. We frequently find rising damp, penetrating damp, and condensation issues, particularly in older properties with solid walls and limited ventilation.
Roof Issues
Slate roofs common on older Devon properties often need attention. Individual slates slip or crack, valleys leak, and flashings deteriorate. Our surveyors carefully assess roof condition and estimate remaining life.
Structural Movement
Properties on Devon's varied geology sometimes experience subsidence or settlement. We identify cracks indicating movement and assess whether they're historic, ongoing, or simply settlement in older buildings.
Timber Decay
Wet rot and dry rot affect timber in damp conditions. Window frames, floor joists, and roof timbers are vulnerable areas we examine closely, using probe tools to test timber soundness.
Preparing for Your Level 3 Survey
To ensure our surveyors can conduct a thorough inspection, please ensure:
- The property is empty or occupants know we're visiting
- We have access to all rooms, including roof spaces and basements
- Keys are available for any locked areas or outbuildings
- Furniture doesn't block access to walls, floors, or built-in cupboards
- Garden areas are accessible
We'll coordinate with estate agents or vendors to arrange suitable access. Our surveyors are respectful of occupied properties and take care to leave everything as they found it.
Get Your Level 3 Survey Quote Today
If you're buying a property in Exeter or throughout Devon that would benefit from a comprehensive Level 3 building survey, get in touch with our expert team of chartered building surveyors.
We provide competitive quotes, professional service, and detailed and comprehensive reports that give you complete peace of mind about your property purchase. With our local knowledge of Exeter and the surrounding areas, experience in the property and construction sector, and RICS accreditation, you can trust us to provide the highest standards in property surveying.
Contact us today to discuss your requirements and receive your free, no-obligation quote.
