Which Survey
We undertake a portfolio of surveys to suit an array of budgets and tastes.
Which Survey
Why Have a Level 3 Building Survey?
When you’re buying a property, it’s easy to fall in love with the look and feel of a home and overlook the issues that really matter — the ageing brickwork, the hidden damp, the tired roof coverings or the plumbing that groans every time a tap is turned.
A Level 3 Building Survey provides the depth of inspection needed to uncover these problems before you commit. For a relatively modest cost, a detailed survey can save you thousands of pounds by:
Identifying defects that may not be visible during a viewing
Providing clear evidence to support a price reduction
Helping you understand the true condition of the property
Allowing you to make an informed decision about whether to proceed at all
For older, extended, altered or non‑standard properties, a Level 3 Survey offers the most comprehensive insight — giving you confidence and clarity at the point you need it most.
Which survey?
Our Survey Options
We offer a portfolio of surveys designed to suit a wide range of budgets, property types and client requirements. Our most popular services are shown below, and we are always happy to provide guidance on which option is most appropriate for your circumstances.
As an independent firm, we take pride in delivering clear, impartial advice and producing reports that are genuinely tailored to your needs. We also provide bespoke survey solutions where a more customised approach is required.
For further guidance on our survey products, current promotions or custom options, please feel free to call or email us.
All surveys are carried out in full accordance with the RICS Home Survey Standard (1st Edition), ensuring consistent quality and the highest professional standards.
Survey Types
Why a Mortgage Valuation Isn’t Enough
Many buyers assume that the mortgage lender’s valuation is a survey. It isn’t. A valuation is simply a check carried out for the lender to confirm that the property is worth the amount they are lending. Increasingly, these valuations are completed as “desktop” or “drive‑by” assessments, meaning the surveyor may never even enter the property.
A lender’s valuation will not tell you about the true condition of the home. It won’t identify defects, highlight costly repairs or warn you about structural issues. To understand what you’re really buying, you need a detailed survey carried out by an experienced Chartered Surveyor acting solely in your interests.
Below is what you need to know about the three main types of inspection available today:
Valuation Report – A brief assessment for the lender’s purposes only.
Homebuyer Survey (Level 2) – A mid‑level survey suitable for conventional properties in reasonable condition.
Building Survey (Level 3) – The most comprehensive option, ideal for older, altered or complex properties, or where you want the fullest picture of condition.
Here’s what you require today about the three types of survey: the valuation report, homebuyer survey and structural or building survey.
The Rainfords Level 2 Home Purchase Survey
This report is very similar to the RICS Homebuyer Report. Choose this report if you need more extensive information whilst buying or selling a conventional house, flat or bungalow, built from common building materials and in reasonable condition.
This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of the main elements of a property
This intermediate level of service includes a more extensive visual inspection of the building, its services and grounds, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars). The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigations should be made.
The report includes:
- a list of problems that the surveyor considers may affect the property;
- advice on repairs and ongoing maintenance
- specifically highlights matters that are urgent or significant;
- issues that need to be investigated to prevent serious damage or dangerous conditions;
- legal issues that need to be addressed before completing your purchase; and
- information on location, local environment, and the recorded energy efficiency (where available).
The Rainfords Level 2 Home Purchase Survey with Valuation
Exactly as the Home Purchase Survey above, it costs a little more, but also includes:
- the surveyor’s professional opinion on the market value of the property;
- the surveyor’s advice on whether the purchase price is reasonable;
- advice on current market conditions;
- and, a list of problems that the surveyor considers may affect the value of the property.
The Rainfords Bespoke Level 3 Building Survey
This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property.
The Building Survey (formerly called a structural survey) is suitable for all types of property especially if you’re dealing with a large, older, or run-down property, a building that is unusual or altered, or if you’re planning major works. It costs more than the other reports because it gives detailed information about the structure and fabric of the property.
The service consists of a detailed visual inspection of the building, its services and the grounds and is more extensive than a survey level two. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars). Although the services are not tested, they are observed in normal operation – in other words, they are switched on or off and/or operated where the occupier has given permission and it is safe to do so. The report objectively describes the form of construction and materials used for different parts of the property. It describes the condition and provides an assessment of the relative importance of the defects/problems.
The Building Survey includes:
- a more thorough inspection and detailed report on a wider range of issues;
- a description of visible defects and potential problems caused by hidden defects in areas not inspected;
- propose the most probable cause(s) of the defects based on the inspection
- a full range of digital images throughout the report to assist in the identification and location of defects;
- an outline of repair options and the likely consequences of inactivity;
- make general recommendations in respect of the priority and likely timescale for necessary work;
- advice for your legal advisers and details of serious risks and dangerous conditions; and
- advice on energy performance and sustainability.
The Building Survey does not include a valuation, but this can be provided as a separate extra service subject to an additional fee.
Contact Us Today
Freephone (both offices) 0800 612 7957 (from UK land line)
Direct line: 07403 057975
Email: steve.dodgson@live.co.uk