"Make sure your surveyor is RICS-registered, independent, and experienced in the type of property you’re buying — especially if it’s listed or unusual"
- James Greenwood - Stacks Property Search
Most buyers understand the importance of an RICS Level 3 building survey. However, many don’t realise when additional specialist surveys are advisable or necessary.
James Greenwood, from Stacks Property Search, explains, “There are many situations where buyers should go beyond the standard survey to protect their investment, and it pays to act early. We recommend that everybody gets an RICS Level 3 building survey; but most buyers will find that this survey recommends commissioning separate drain and electrical inspections — this has become standard. As the initial survey usually takes around three weeks to arrange and report, we suggest booking the drain and electrical inspections at the same time as the building survey to avoid any unnecessary delay.”
Bill Spreckley, also of Stacks Property Search, notes, “Legal compliance is critical when it comes to septic tanks. Many older tanks aren’t compliant with current environmental regulations, and this is generally flagged during conveyancing. If a septic tank discharges into a waterway, it’s illegal and must be replaced; the cost can often exceed £15,000. For all properties with a septic tank, an early septic tank survey is advisable. If upgrading or replacement costs arise, these can be negotiated with the vendor. For homes with a private water supply, testing for pollution and checking for risks such as lead pipework is essential.”
James Greenwood adds, “Large trees close to the property, or on neighbouring land near boundaries, should be investigated for many reasons. Extensive roots may threaten the structure of the property. A tree survey, conducted by an arborist, provides information on tree health and risks, helping buyers decide whether management or removal is needed.”
Sara Ransom advises, “Don’t skip safety checks on new builds. Even if an EHIC has been conducted, we always recommend a separate gas and electrical inspection, and more often recently, an asbestos survey too.”
Amanda Ake points out, “Retaining walls play a crucial role in supporting soil and preventing movement. If a buyer has concerns about the structural integrity of a retaining wall, especially one close to the property, we recommend a survey from a structural engineer.”
Regarding the RICS Level 3 building survey, James Greenwood stresses, “Make sure your surveyor is RICS-registered, independent, and experienced in the type of property you’re buying — especially if it’s listed or unusual. A good surveyor should be independent and focus solely on surveys, not sales.”
He also highlights the importance of engaging directly with the surveyor. “Surveys can sound scary and overwhelming in writing, but a Level 3 survey is one of the most useful tools for understanding a property’s condition and potential future work."
"We recommend buyers attend the survey and ask questions during the process. When the report arrives, they should read it carefully, then speak to their surveyor to clarify anything unclear. A follow-up call provides essential context and is a great chance to ask about work you might want to do, such as whether RSJs are needed or if planning constraints exist.”
