Key Takeaways
- Building Surveys cost £650-£1,200 depending on property size and complexity
- Best for older properties (pre-1980) or those with known issues
- Most comprehensive survey available - Level 3 RICS standard
- Takes 3-6 hours on-site with report delivered in 3-5 days
- Essential for period properties and unusual constructions
What is a Building Survey (Level 3)?
A Building Survey, also known as a Level 3 survey under RICS guidelines, is the most comprehensive property survey available. Unlike basic condition reports or HomeBuyer reports, a Building Survey provides detailed analysis of every accessible part of the property, including its construction, condition, and any defects or potential problems.
As a RICS chartered surveyor with over 20 years of experience in Devon and Cornwall, I've conducted hundreds of Building Surveys on properties ranging from medieval cottages to Victorian terraces. This guide draws on real-world experience to help you understand when you need a Building Survey and what to expect.
Why Level 3?
RICS categorizes surveys into three levels: Level 1 (Condition Report), Level 2 (HomeBuyer Report), and Level 3 (Building Survey). Level 3 is the most thorough, investigating construction details and providing detailed analysis of defects and their causes.
When Do You Need a Building Survey?
Property Age and Type
Building Surveys are particularly recommended for:
- Period properties built before 1980 - older construction methods and materials
- Listed buildings - require specialist knowledge of historic construction
- Properties in poor condition - visible defects or maintenance issues
- Unusual constructions - timber frame, thatched roofs, or non-standard materials
- Properties you plan to alter - renovation or extension projects
- Large or complex properties - multiple levels, outbuildings, or unique features
Red Flag Indicators
Consider a Building Survey if you notice any of these warning signs:
Structural Issues
- Cracks in walls or ceilings
- Sloping or uneven floors
- Doors or windows that stick
- Bulging or bowing walls
Damp & Moisture
- Musty odors or visible mold
- Damp patches or staining
- Peeling paint or wallpaper
- White salt deposits on walls
Building Survey Costs in 2024
Building Survey costs vary significantly based on several factors. Here's a comprehensive breakdown of current market rates:
| Property Value | Property Size | Typical Cost Range | Our Plymouth Rate |
|---|---|---|---|
| Up to £300,000 | 1-2 bedrooms | £650 - £850 | £750 |
| £300,000 - £500,000 | 3-4 bedrooms | £800 - £1,000 | £900 |
| £500,000 - £750,000 | 4+ bedrooms | £950 - £1,200 | £1,050 |
| Over £750,000 | Large/Complex | £1,200+ | POA |
Factors Affecting Survey Cost
Several factors influence the final cost of your Building Survey:
Property Factors
- Size and number of rooms
- Age and construction type
- Condition and complexity
- Outbuildings included
Location Factors
- Distance from surveyor base
- Regional rate variations
- Travel time and costs
- Local market conditions
Service Factors
- Urgency of requirement
- Report detail level
- Additional services
- Specialist investigations
The Building Survey Process
Before the Survey
Preparation is key to a successful Building Survey. Here's what happens before our surveyor arrives:
- Initial Consultation - We discuss your specific concerns and requirements
- Property Research - Historical research including previous surveys and planning history
- Access Arrangements - Coordinating with estate agents, vendors, or tenants
- Equipment Preparation - Ensuring all specialist equipment is calibrated and ready
During the Survey Inspection
A typical Building Survey takes 3-6 hours depending on property size and complexity. Our RICS chartered surveyor will systematically examine:
External Inspection
- Roof condition and materials
- Chimney stacks and flaunching
- Gutters and downpipes
- External walls and pointing
- Windows and doors
- Foundations (where visible)
- Drainage systems
- Boundary walls and fencing
Internal Inspection
- Structural elements
- Walls, ceilings, floors
- Electrical installations
- Plumbing and heating
- Internal joinery
- Insulation and ventilation
- Damp and timber issues
- Accessibility and safety
Specialist Equipment Used
Modern Building Surveys utilize advanced diagnostic equipment:
- Moisture Meters - Detecting hidden damp in walls and timbers
- Thermal Imaging Cameras - Identifying heat loss and moisture ingress
- Endoscope Cameras - Inspecting cavities and hidden areas
- Spirit Levels and Laser Measures - Checking structural alignment
- Electrical Testing Equipment - Basic safety checks on wiring
Understanding Your Building Survey Report
Your Building Survey report is typically 30-50 pages and includes comprehensive analysis of the property's condition. Here's how to read it effectively:
Report Structure
Standard Report Sections
- Executive Summary - Key findings and priority issues
- Introduction - Property details and survey limitations
- External Elements - Roof, walls, windows, drainage
- Internal Elements - Structure, services, fittings
- Services - Electrical, plumbing, heating, insulation
- Grounds and Boundaries - Gardens, outbuildings, access
- Summary and Recommendations - Priority actions and costs
- Appendices - Technical details and photographs
Priority Rating System
Building Survey reports use a standardized priority system to help you understand the urgency of different issues:
Priority 1
URGENT
Immediate action required. Safety or legal issues that need addressing before occupation.
Priority 2
SIGNIFICANT
Important repairs needed within 12 months to prevent deterioration.
Priority 3
ROUTINE
Maintenance items that can be addressed when convenient.
Choosing the Right Surveyor
The quality of your Building Survey depends heavily on your surveyor's expertise and local knowledge. Here's what to look for:
Essential Qualifications and Experience
- RICS Membership - Look for MRICS or FRICS qualifications
- Professional Indemnity Insurance - Minimum £1M cover (we carry £2M)
- Local Experience - Knowledge of regional construction methods and issues
- Relevant Specializations - Period properties, listed buildings, or specific construction types
- Continuing Professional Development - Up-to-date with current standards and techniques
Questions to Ask Potential Surveyors
Key Questions
- How many Building Surveys do you complete annually?
- What experience do you have with properties of this age/type?
- Can you provide references from recent clients?
- What equipment will you use during the inspection?
- How long will the inspection take?
- When will I receive the report?
- Are you available to discuss the findings afterward?
- What does your fee include?
Common Building Survey Findings
Based on our experience conducting surveys across Devon and Cornwall, here are the most common issues we encounter:
Period Properties (Pre-1950)
Typical Issues Found
- Rising damp from lack of DPC
- Original timber windows needing renewal
- Roof repairs - slipped slates/tiles
- Outdated electrical systems
- Single-glazed windows
- Poor insulation standards
- Original plumbing requiring updates
Typical Repair Costs
- DPC injection: £1,500-£3,000
- Window renewal: £800-£1,500 per window
- Roof repairs: £2,000-£8,000
- Rewiring: £3,000-£6,000
- Double glazing: £5,000-£12,000
- Loft insulation: £300-£1,200
- Plumbing upgrade: £2,000-£5,000
Modern Properties (1950-2000)
While generally in better condition, modern properties can still have significant issues:
- Cavity wall tie corrosion - Particularly in coastal areas
- Flat roof deterioration - Common on 1960s-80s properties
- Central heating system aging - Boilers over 15 years old
- uPVC window seal failure - Misting between panes
- Concrete construction issues - Carbonation in reinforced concrete
After Your Building Survey
Reviewing the Report
Take time to thoroughly review your Building Survey report:
- Read the Executive Summary first - Understand the key issues
- Review Priority 1 items - These need immediate attention
- Calculate total repair costs - Use for purchase price negotiations
- Identify specialist requirements - Some issues may need further investigation
- Plan your next steps - Whether to proceed, negotiate, or withdraw
Negotiating Based on Survey Findings
Negotiation Strategies
- Price reduction - Request reduction equivalent to repair costs
- Vendor repairs - Ask seller to complete urgent repairs before completion
- Retention - Hold back funds until specific repairs are completed
- Warranty provision - Request warranties for recent work or installations
Planning Future Maintenance
Use your Building Survey report to plan ongoing maintenance:
- Create a maintenance schedule - Based on Priority 2 and 3 items
- Budget for future repairs - Set aside funds for anticipated work
- Monitor recommended areas - Keep watch on items noted for future attention
- Obtain specialist quotes - Get detailed costings for major work
Building Survey vs Other Survey Types
Understanding when to choose a Building Survey over other options:
| Survey Type | Cost Range | Best For | Detail Level |
|---|---|---|---|
| Condition Report (Level 1) | £250-£400 | New builds, good condition properties | Basic condition overview |
| HomeBuyer Report (Level 2) | £400-£750 | Conventional properties, standard construction | Standard assessment + valuation |
| Building Survey (Level 3) | £650-£1,200 | Older properties, complex constructions | Comprehensive analysis |
Regional Considerations for Devon & Cornwall
Properties in Devon and Cornwall face unique challenges that make Building Surveys particularly valuable:
Coastal Environment Issues
- Salt air corrosion - Accelerated deterioration of metal components
- Extreme weather exposure - High winds and driving rain
- Cavity wall tie failure - Premature corrosion in coastal properties
- Concrete carbonation - Faster deterioration near the sea
Rural Property Considerations
- Traditional construction methods - Cob, stone, and timber frame
- Private drainage systems - Septic tanks and treatment plants
- Agricultural buildings - Barns and outbuildings with potential
- Access and services - Shared drives, private water supplies
Frequently Asked Questions
How long does a Building Survey take?
Typically 3-6 hours depending on property size and complexity. The written report is delivered within 3-5 working days.
Can I attend the survey?
Yes, we welcome clients to attend. This allows you to ask questions and understand issues firsthand, though it's not essential.
What if major issues are found?
We provide detailed cost estimates and advice on whether issues are manageable, serious, or deal-breakers to help inform your decision.
Is a Building Survey worth the cost?
Absolutely. A £900 survey can identify £20,000+ of hidden defects, potentially saving you significant money and stress.
Conclusion: Making an Informed Decision
A Building Survey represents excellent value when purchasing an older or complex property. The comprehensive analysis provided helps you understand exactly what you're buying, plan for future maintenance, and negotiate a fair price.
At Plymouth Surveyors, our RICS chartered team has conducted thousands of Building Surveys across Devon and Cornwall. We understand local construction methods, common regional issues, and the unique challenges faced by properties in the Southwest.
Ready to Book Your Building Survey?
Contact our expert team for a free consultation and quote. We typically arrange surveys within 24-48 hours and deliver reports within 5 working days.