When a Level 3 Home Survey Uncovers Serious Structural Defects
- Rectory Surveyors
- Sep 9
- 5 min read
When a Level 3 Home Survey Uncovers Serious Structural Defects - A Recent Case Study and Practical Next Steps for Buyers.
As a RICS surveyor carrying out a RICS Level 3 (Home Survey) I recently encountered a property with a combination of serious structural defects: a distorted roof, significant movement cracks, persistent dampness, poor surface drainage and an inadequate rainwater disposal system.
This case illustrates why a thorough Level 3 inspection is so valuable to purchasers: the report did not simply catalogue defects, it guided the buyer through practical next steps, organised further investigations, helping the buyer to obtain budget figures to enable an informed decision about whether and how to proceed with the purchase.
Distorted Roof: Findings And Buyer Implications
Findings
The roof was visibly distorted with uneven ridge lines, splayed verge boards and gaps at several junctions. Some rafters showed deformation and deflection beyond what would be expected for age. Roof coverings were displaced in places and there was evidence of previous temporary patching.
Buyer Problems
A distorted roof often indicates prolonged structural loading or movement and raises the risk of sudden failure, water ingress and accelerated decay of structural timber. Insurance premiums or policy acceptance can be affected, mortgage valuation may be reduced or refused, and occupants face disruption and expense if emergency repairs become necessary.
What We Did Next
I recommended an urgent structural engineer inspection specifically addressing the roof structure and truss/rafter condition. The engineer’s follow-up confirmed rafter replacement in one bay and partial re-trussing. The buyer armed with this information was able to budget realistically.
Movement Cracks: Findings And Buyer Implications
Findings
The property displayed multiple movement cracks, some vertical and stepped cracks at external brickwork, wider horizontal cracking at ground floor lintel level and internally, diagonal cracks radiating from openings. Some cracks showed signs of ongoing activity (e.g., separation, fresh mortar loss).
Buyer Problems
Movement cracks can signal differential settlement, inadequate foundations, or ongoing ground movement (e.g., from tree roots or poor soil). Consequences include structural instability, cost of underpinning or foundation strengthening, potential restriction on extensions, and resale or mortgage issues if not properly addressed.
What We Did Next
I flagged the cracks as a priority for a structural engineer and recommended ground investigation where needed (trial pits or boreholes) to define the cause. The engineer summarised likely remediation options (stitching, underpinning, piled foundations) with ballpark costs. This allowed the buyer to negotiate with the vendor and decide to proceed subject to a satisfactory engineer’s report and agreed repair contributions.
Dampness: Findings And Buyer Implications
Findings
Persistent damp indicators were seen in lower internal walls (salts, tide marks) and localised penetrating damp where roof defects and defective flashings allowed water entry. Internal finishes showed staining and plaster deterioration.
Buyer Problems
Dampness leads to health and comfort issues, deterioration of finishes and historic fabric, and costs to remove salts, re-plaster, and remedy the source. Treatments may fail if root causes (e.g., bridging of damp-proof courses, external ground levels) are not dealt with, resulting in recurring expense.
What We Did Next
My report outlined interim measures the buyer could take (ventilation, dehumidification) and re-plastering and associated remedial works. Where damp was linked to defective drainage or rainwater goods, I made that dependency explicit so the buyer understood which fixes needed priority.
Poor Surface Drainage: Findings And Buyer Implications
Findings
Surface levels around the property allowed water to pond close to foundations; patios and external hardstanding sloped toward the building. There was insufficient fall away from masonry, blocked channel drains and no surface water interception for paths.
Buyer Problems
Poor surface drainage increases the risk of foundation saturation, rising damp, and freeze-thaw damage to external masonry. Re-profiling levels, installing channel drains or French drains, and landscaping corrections represent additional cost and possible planning constraints in some properties.
What We Did Next
I recommended groundworks, including regrading, installation of linear drains and re-laying of paving with correct falls. The buyer was able to obtain contractor estimates for these works. This enabled the buyer to include drainage remediation costs when considering the offer and to seek vendor contribution at negotiation.
Poor Rainwater Design: Findings And Buyer Implications
Findings
Rainwater goods were undersized, poorly routed and in several places missing. Downpipes discharged close to the walls rather than into efficient connectors or soakaways. Gutters were clogged and showed sagging joints.
Buyer Problems
Inadequate rainwater disposal concentrates flow against walls and foundations, increasing penetration risk and structural moisture loading. Upgrading to correctly sized gutters, new downpipes, and suitable outfalls is necessary to protect the building and avoid repeated remedial cycles.
What We Did Next
I recommended a full rainwater goods replacement with adequately sized profiles to be re-routed discharge to appropriate outfalls (downpipes to soakaways or surface drains). The buyer was able to obtain realistic quotations and used these figures to secure an agreed reduction in price to cover the upgrade.
How The Level 3 Report Helped The Buyer
Beyond identifying and describing defects, my Level 3 report acted as an actionable roadmap:
Prioritised actions: It ranked defects by urgency (e.g., roof and active movement first), enabling the buyer to focus limited resources on immediate safety and mortgage issues.
Co-ordinated further investigations: I recommended appropriate specialists (structural engineer, damp specialist, drainage contractor), summarised scopes and advised how findings would affect likely remedial strategies.
Vendor negotiations and progress: Armed with professional findings and cost guidance, the buyer negotiated a partial price reduction and an agreement for the vendor to commission certain immediate works (temporary stabilisation and guttering repairs) prior to exchange. Where the vendor declined full remediation, the buyer elected to proceed subject to the engineer’s confirmation.
Risk management: The report outlined residual risks and recommended legal and insurance considerations. This allowed the buyer to make a balanced choice rather than withdrawing on uncertain grounds.
Conclusion
A Level 3 RICS home survey is much more than a list of faults: in this case it was a practical decision-making tool that enabled a buyer to understand the scale and cost of defects, commission targeted investigations, negotiate a fair outcome and proceed with a purchase under informed conditions. Faced with distorted roofs, movement cracking, damp, poor surface drainage and substandard rainwater design, buyers benefit most when surveyors not only report what’s wrong but also guide the next steps, coordinate technical follow-up turning a potentially deal-ending discovery into a manageable, documented process toward a safe and sustainable home.
How I Can Help
If you’re buying a property and need clarity, I can carry out a thorough RICS Level 3 survey that will save time, money and uncertainty. As an RICS‑regulated building surveyor with over 18 years’ experience, I inspect a wide range of property types and provide a clear, detailed report on the construction and condition of the building elements relevant to the survey chosen. If you’d like advice on whether a RICS Level 3 survey is right for you, or to discuss a specific property, please get in touch.
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