What is included in the L3 survey?

As older, listed, or heavily altered properties require a much deeper level of scrutiny, our Level 3 Building Survey provides an exhaustive technical breakdown of the property's construction, condition, and defects.

The report begins with a detailed visual inspection of the building's fabric and structure. This involves an exhaustive examination of all accessible parts of the property, including the roof structure, timbers, exterior walls, foundations, chimney stacks, and floors, with a physical inspection of hidden spaces and roof voids where possible.

Alongside the structural assessment, the survey provides a thorough analysis of the materials used in the building. This is particularly crucial for older or historic properties, as it allows us to evaluate how traditional materials like lime mortar, stone, or lath and plaster are performing and interacting with moisture over time. We also conduct thorough checks for rising damp, penetrating damp, condensation, and timber decay, such as wet rot, dry rot, or wood-boring beetle infestations, while clearly explaining their underlying causes.

When it comes to structural integrity, the survey delivers a clear assessment of any cracking, distortion, or movement, helping to distinguish between harmless historical settlement and active structural distress. Unlike simpler reports, the Level 3 survey goes beyond just identifying problems. It provides technical advice on how to fix them, outlines the urgency of required repairs, and highlights the potential long-term consequences of leaving issues unattended.

To ensure you have absolute clarity, the report is illustrated with photographs documenting key defects and structural features, giving both you and your contractors a straightforward visual guide. Finally, it identifies potential legal issues, such as alterations lacking building regulations approval, alongside any urgent health and safety risks that your legal advisor should investigate further.

Why choose us?

Unfortunately, in recent years, there has been a growth of corporate entities saturating the market with cheap fees and generic reports. At Brecon & Dean, we advocate for a different approach. We are of the firm belief that to deliver value to our clients, a departure from this 'stack them high, sell them cheap' mentality is required. We are committed to producing bespoke, client-centric reports that directly address their specific needs.

When can I speak to the surveyor and what are your turnaround times? 

Straight away. From your very first enquiry, you speak directly with the experienced RICS surveyor who will actually be inspecting your property. We quote and book each job personally, discussing your specific needs right from the start.

That direct, personal communication continues throughout the entire process. We promise that your property will be the only property we see that day, giving us the unhurried time needed to carry out a thorough inspection and provide immediate verbal feedback on the day of the inspection. We appreciate that once you have found a home, you are often under pressure to make a quick decision, and our verbal feedback is often enough to give you the initial confidence to proceed.

Following the visit, we are proud not to offer rushed 24-hour turnaround times. Instead, we take the time, usually 5 to 7 working days, to carefully compile a detailed, tailored report. Of course, if a fast turnaround is required for your purchase, we can always prioritise your report as needed.

While we always recommend reading and digesting the written report and sharing it with your legal adviser prior to completion, we remain on hand after the survey to talk through the findings and answer any questions you might have.

How the process works

Contact us via telephone or email, or use our online form, for a quote. All we need is the property address and your contact details. 

If you would like to proceed then we send out our terms to be signed. At this point you also have the chance to mention any specific concerns about the property, or anything you may like us to pay particular attention to, such as cracking to walls, or possible future extension/conversion plans. 

We then liaise directly with the estate agent or vendor to arrange the earliest time for an inspection and provide you with a date.

Once the inspection has been carried out, which for most properties takes around 4 to 5 hours, we will call you the same day to give you verbal feedback and answer any questions. This usually takes around 40 – 60 minutes. 

We then write up the report and send it to you in PDF format for speed and convenience, which you can then read, before forwarding to your conveyancer.

We are of course available after this to answer any further questions or discuss specific elements highlighted in the report. 

How much will it cost?

A Level 3 Building Survey costs around £1,250 (VAT not applicable) - however you may pay between £1,000 and £1,500. The cost will vary depending on the value of the property, and age and type.