An RICS Level 3 pre-acquisition survey, also known as a building survey or structural survey is a comprehensive inspection of a property’s condition before a purchase has taken place. It provides a detailed assessment of the building’s structure, potential defects, and any necessary repairs. It is recommended that you have a complete understanding of the property’s condition and associated risks before making a purchase. 

Absolutely. Our Level 3 Building Survey can provide valuable information that can be used to negotiate or re-negotiate the purchase price and terms. If significant defects or necessary repairs are identified, you can discuss these findings with the seller and potentially renegotiate the price to reflect the required work, or agree a reduction in the purchase price to at least contribute towards these works. Clients will often instruct us to provide a schedule of repairs with budget costs against each item to assist with establishing the overall costs for repairs which they then utilise for their re-negotiations. The Level 3 survey report serves as an objective document to support your negotiations and ensure you are making an informed decision. 

The duration of an RICS Level 3 survey can vary depending on the size, complexity and overall condition of the property. On average, it may take several hours to a full day for a surveyor to thoroughly inspect and assess the property. The exact timeframe can be discussed with your surveyor, taking into account the specific requirements of your property. The turnaround time for the report is typically between 5-10 working days. 

The Level 3 survey covers a comprehensive range of elements within a property, including its structural integrity, condition of roofs, walls, floors, windows and doors. It also evaluates the presence of any dampness, wood rot (where evident), or infestations, as well as assessing the general condition of plumbing, electrical systems, and heating/cooling installations from a high-level. The surveyor will provide a detailed report highlighting any defects, necessary repairs and associated costs (if requested). 

A mortgage valuation report is typically a basic assessment conducted on behalf of the lender by a registered valuer to determine the property’s value for mortgage purposes. It is not a detailed inspection of the property’s condition. To ensure a comprehensive understanding of the property’s structural integrity, defects and associated risks, it is advisable to obtain an RICS Level 3 Pre-Acquisition survey in addition to the mortgage valuation report. 

Whilst this can at times be challenging, yes, the Level 3 Building Survey is designed to identify both visible and hidden defects within a property. Where there is little to no evidence of any potential hidden defects, your surveyor should at least highlight the potential risks of these defects. The surveyor will typically use their expertise and specialist equipment to uncover potential issues where possible (e.g. borescope to look in voids or cavities). By conducting a thorough inspection, your surveyor can reveal potential hidden defects such as structural issues, potential subsidence or risks or issued with the building’s foundations. 

A Level 3 Building Survey is the most comprehensive survey available. It provides the most detailed assessment of a property’s condition and is suitable for all types of properties, including older or unconventional buildings. In contrast, a HomeBuyer’s Report, also known as the ‘Level 2 Survey’ is a standardised survey that focuses solely on major issues and is more suitable for newer or very conventional properties. At Quatrefoils, we focus on providing the Level 3 survey for our customers, in order to offer the highest level of detail and provide our clients with the most value. 

While a Level 3 pre-acquisition survey is comprehensive, it does have some limitations. These will typically be highlighted by your surveyor during the process. The surveyor for example cannot conduct invasive investigations, or move furniture, floor coverings (unless loose and easy to put back), or wall fixtures. Additionally, some defects may be concealed or only become apparent over time. The surveyor will be limited to what is visible and evident at the time of inspection only. However, at Quatrefoils, our expert team will utilise their experience and expertise to identify visible defects and advise on any areas that require further investigation, such as specialist reports or tests. 

It is recommended to schedule a Building Survey as soon as possible after your offer has been accepted. This allows sufficient time for the survey to be conducted, the report to be prepared, and any necessary negotiations or further investigations to take place before proceeding with the purchase. Timely scheduling ensures you have ample information to make an informed decision within the purchase timeframe and before you have accumulated too many other costs and fees. 

In most cases, it is possible to accompany the surveyor during the Building Survey, however, due to the significant time involved in undertaking the complete survey from start to finish, this is an unusual occurrence. In most cases, you will have the opportunity to ask questions, discuss concerns you may have, or highlight any particular issues or concerns for the surveyor’s attention. It is important to check with the surveyor beforehand to ensure they can accommodate your presence during the inspection, they will have a lot to cover and in most circumstances, it would be best to leave them to it for most of the time they are at the property.