This case study is based on a real instruction. Names, addresses and identifying details have been changed, and figures rounded, to protect client confidentiality.
The property and the brief
A four-bedroom Edwardian semi-detached house in Raynes Park, SW20, agreed at £985,000. Our clients were buying to live in long-term and intended to extend at the rear within two or three years. They had been advised by their broker that a HomeBuyer report would be sufficient.
We advised a Level 3 survey. The house was 115 years old, visibly altered, and the buyers were planning structural work. A Level 2 report is designed for conventional properties in reasonable condition, and this was neither.
What the survey found
An RICS Home Survey Level 3 involves a detailed inspection of all accessible parts of the property, an assessment of the construction and materials used, identification of defects with their likely causes and consequences, and advice on remedial options and future maintenance. Concealed areas normally opened by occupiers are inspected where it is safe to do so.
The principal findings were:
| Defect | Assessment | Indicative cost |
|---|---|---|
| Cement render to rear and flank elevations, cracked and hollow in places | Trapping moisture in solid brickwork; visible internal damp staining at ground floor corresponded to the worst-affected areas. Removal and replacement with a breathable lime-based system recommended. | £16,500 |
| Historic movement to the rear addition | Stepped cracking to the junction with the main building, consistent with differential settlement of a shallow-founded extension. Crack profile weathered and filled historically; no evidence of recent progression. Monitoring advised rather than immediate structural intervention. | £1,200 (monitoring) |
| Flat roof to rear addition | Mineral felt, at or beyond the end of its serviceable life, with ponding and a blistered upstand. Replacement required in the short term. | £7,800 |
| Roof void insulation and ventilation | Insulation upgraded at some point with no corresponding ventilation provision. Condensation staining and localised mould to rafter feet. | £2,400 |
| Electrical installation | Mixed installation with original rubber-insulated cabling evident in part of the first floor. Full test and partial rewire recommended. | £9,500 |
| Textured coatings to ceilings | Consistent in appearance with material that may contain asbestos. Sampling by a competent specialist recommended before any works. | £450 (survey) |
| Undersized lintel over rear opening | Existing opening formed without apparent building control sign-off; deflection to the brickwork above. Structural engineer’s assessment required, particularly given the planned extension. | £8,200 |
Total indicative cost of the identified works: approximately £46,000.
How this changed the transaction
Two of these findings mattered more than the rest.
The lintel issue was material because our clients intended to open up and extend at the rear. What would have been a manageable defect for a buyer with no plans became a live constraint on their scheme, and the engineer’s involvement had to happen before, not after, the design work.
The rear addition movement mattered for the opposite reason. It looked alarming and could easily have derailed the purchase. Our assessment was that the cracking was historic and non-progressive, that the pattern was consistent with a well-understood and common cause, and that monitoring was a proportionate response. Reporting a defect accurately includes saying when it is not as serious as it appears.
The buyers renegotiated and the price was reduced by £38,000. They proceeded, carried out the render and roofing work in the first year, and instructed an engineer before their extension drawings were finalised.
Level 2 or Level 3? A short answer
- Level 1 (Condition Report) — a condition-only overview, no advice on repairs. Suits new or near-new conventional properties.
- Level 2 (HomeBuyer) — condition ratings, advice on defects and ongoing maintenance. Suits conventional properties in reasonable condition, roughly post-war and unaltered.
- Level 3 (Building Survey) — detailed inspection, analysis of construction, causes and consequences of defects, remedial options. Appropriate for older, altered, extended, unusual or run-down properties, and wherever you intend significant works.
The differential in fee between Level 2 and Level 3 is typically a few hundred pounds. On this transaction it returned roughly a hundred times over.
Frequently asked questions
What does a Level 3 building survey cover?
A detailed inspection of all accessible parts of the property, an assessment of the construction and materials, identification of defects with their causes and likely consequences, advice on remedial options and priorities, and guidance on future maintenance. Services are observed in normal operation but not tested.
Can I use a survey to renegotiate the price?
Yes, and it is one of the most common outcomes. A survey that identifies costed defects gives you an evidenced basis for a conversation with the seller. In this Raynes Park case the buyers secured a £38,000 reduction against approximately £46,000 of identified work.
Do I need a Level 3 survey on a Victorian or Edwardian house?
In most cases, yes. Period properties have solid walls, original roof structures, historic alterations and services of varying ages. A Level 3 survey is designed to interrogate exactly those things. It is also the right choice wherever you intend to extend or alter.
Will you talk me through the report?
Our reports are prepared in RICS format and written to be self-explanatory, so most clients do not need a debrief. Where verbal feedback would help — for instance to allow you to move quickly to exchange — the surveyor can discuss the findings with you on request.
Buying in south west London or Surrey?
Blakes Chartered Surveyors carry out RICS Level 1, 2 and 3 surveys across south west London and Surrey, where our local property knowledge is deepest. Reports are generally delivered within 5–10 days of inspection, and urgent instructions can often be turned around within 24 hours. Our consultant chartered building surveyor David Gawne MRICS has over 15 years’ experience in this field.
Call 020 7373 7373 or email info@blakessurveyors.com.
