Building survey
A building survey (RICS Level 3), sometimes still called a structural survey, is the most detailed inspection available before buying a property. It suits older, unusual, listed or altered buildings, or anywhere you’re planning significant work.
This guide covers the rules in England. See Wales, Scotland and Northern Ireland.
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What it includes
- A detailed, element-by-element description of construction and condition, written in plain English, not just a rating
- More extensive access, including lofts, cellars and areas a homebuyer survey might not reach
- Causes of defects, not just that they exist, with advice on repair options
- Can be tailored to focus on particular concerns, such as an extension you’re planning
Who it’s best suited to
Properties built before 1900, timber-framed or non-standard construction, listed buildings, homes with visible extensions or alterations, and anywhere you’re planning significant work are all good reasons to choose a building survey over a homebuyer survey.
In Wales, Scotland and Northern Ireland
This guide describes the rules in England. Building regulations are devolved, so here is how building survey works in the rest of the UK.
RICS Level 3 surveys work the same way across Wales.
Building surveys are commissioned the same way in Scotland, often alongside or instead of relying solely on the seller’s Home Report survey.
RICS Level 3 surveys work the same way in Northern Ireland.
Common questions
How is this different from a homebuyer survey?
It’s more detailed and more expensive, written in narrative form rather than a simple rating, and suits older, unusual or altered properties better than the standard homebuyer survey.
Does it include structural calculations?
No. If it identifies a structural concern, it will usually recommend a separate structural engineer’s report with calculations.
How much does it cost?
More than a homebuyer survey, reflecting the extra time and detail. It varies with the property’s size, age and complexity, so compare quotes.
Can I negotiate on price after the survey?
Yes, many buyers use the findings to renegotiate, ask the seller to fix issues, or budget for the work identified.
New to the jargon? See our glossary of terms, from air permeability to TrustMark.