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RICS Level 3 Surveys

RICS Level 3 Survey in Wigston

Detailed building surveys for LE18 homes with age, alterations or visible defects

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RICS Level 3 Survey in Wigston - Homemove

Our RICS Level 3 Building Survey in Wigston

Brick houses near Bushloe End, late 17th-century fabric around The Manor House, and newer plots off Newton Lane all need a different level of scrutiny. Our RICS-qualified building surveyors carry out a RICS Level 3 Building Survey for buyers who want the most detailed visual inspection before they commit. We look at the loft, sub-floor, external walls and visible services, then set out defects, repair priorities and the likely consequences if nothing is done.

Wigston's stock is mixed, and that matters. You have the late 17th-century hosier's house at 42 and 44 Bushloe End, The Manor House with its Welsh slate roof, and recent homes at Wigston Meadows North on Newton Lane, LE18 3UR, plus The Nook on Waldens Way, LE18 3AE. Flood maps also show surface water risk in parts of the town, the River Sence runs through the area with a monitoring station at South Wigston, and those details can change how we approach a survey.

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Wigston Area Property Snapshot

£276,400

Average asking price, home.co.uk

£408,000

Detached asking price, home.co.uk

£270,000

Semi-detached asking price, home.co.uk

£210,000

Terraced asking price, home.co.uk

£148,000

Flats asking price, home.co.uk

+0.5%

12-month asking-price change, home.co.uk

34,738

Population, Wigston built-up area (2021)

57,700

Population, Oadby and Wigston district (2021)

Using listing data from home.co.uk and property data from homedata.co.uk

What a RICS Level 3 Survey Covers

A Level 3 survey is the most detailed visual inspection in the RICS home survey range. Our surveyors inspect all accessible parts of the property, inside and out, and they report on construction, materials, defects, repair needs and maintenance priorities. That includes the roof space where access allows, the sub-floor void if it can be reached, the walls, floors, windows and the visible services.

The report is written for a buyer who needs straight answers, not a soft summary. If a section of brickwork at a house off Bushloe Road is cracked, or a slate roof near South Wigston looks tired and patch-repaired, our reports explain what that means and what should happen next. We also set out the consequences of leaving an issue alone, which is useful when a defect could spread, worsen or affect resale later on.

A Level 3 survey does not mean destructive testing. We do not lift carpets, open up floors, remove panelling or carry out drainage CCTV, and we do not test electrics, heating or plumbing in the way a specialist contractor would. If our RICS-qualified building surveyors see signs that point to a deeper problem, we will say so plainly and recommend the right follow-up rather than guessing.

Inspects accessible loft areas
Checks visible sub-floor spaces
Reviews walls, roofs and openings
Comments on repairs, maintenance and consequences

Homemove Level 3 Survey Fees in Wigston

Under £300k From £650

£300k to £500k From £800

£500k to £750k From £950

£750k to £1M From £1,100

Over £1M From £1,300

Based on Homemove pricing tiers for RICS Level 3 surveys, actual fee may vary with size, age and condition

When You Need Level 3 Not Level 2

A house from the late 17th century on Bushloe End is a different proposition from a 1990s semi off Newton Lane. Level 3 is the better fit when the property is older than about 100 years, listed, heavily altered, extended or built in an unusual way. It is also the right call when you have already seen cracking, damp staining, slipped roof coverings or other defects on a viewing.

Wigston has enough variation to make that decision worth taking seriously. A buyer looking at a property near South Wigston Conservation Area, or a home close to the late 18th-century Manor House, may face controls on repairs and alterations as well as age-related wear. A buyer planning to remodel a house at Wigston Meadows North, LE18 3UR, may want the added detail before budgets are set.

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Level 2 vs Level 3 in Wigston

Feature	Level 2	Level 3
Inspection depth	Standard visual inspection of accessible areas	More detailed visual inspection of accessible areas, with deeper commentary on fabric and defects
Advice given	Condition ratings and basic repair guidance	Detailed explanation of defects, repairs, maintenance priorities and likely consequences
Best use	Newer, conventional homes with limited alteration	Older, listed, extended, altered or unusual properties, and homes with visible defects
Typical cost	Lower than a Level 3 survey	From £650 under £300k, rising with property value
Turnaround	Usually 7 to 10 working days	Usually 7 to 10 working days
Specialist follow-up	Only when the report flags a concern	Structural engineer, damp specialist, electrician, gas engineer or drainage CCTV where needed

Booking Your Level 3 Survey

Get a quote

Tell us the property address in Wigston, the asking price and what you already know about the house. A semi on Bushloe End and a detached home near Waldens Way may sit in different price tiers, so the fee is tied to value as well as condition.

Instruct the survey

Once your offer is accepted, you book the survey and confirm the instructions. Our RICS-qualified building surveyors use the details to match the inspection to the property type, age and any concerns you have already spotted.

Arrange access

We coordinate the site visit with the seller or agent, so loft access, utility cupboard access and any locked areas are available where possible. That helps the surveyor make the most of the inspection day, especially on older homes with extensions or awkward roof lines.

Carry out the inspection

The survey usually takes a full day on site for a Level 3 property, especially if it is large, altered or in poor condition. The surveyor checks the accessible parts, takes notes and photographs, then builds the report around what was seen.

Receive the report

Your report is usually delivered within 7 to 10 working days and tends to run to 20 to 60 pages. It sets out defects, repair priorities and next steps, so you can talk to your solicitor, contractor or agent with facts rather than guesswork.

Ask for a call before the report lands

Ask your surveyor to phone you after the inspection, but before the written report is sent. You get the headline issues by voice first, which is useful if the surveyor has seen movement on a wall near Bushloe End, roof wear near South Wigston, or damp that needs a specialist look. The report still follows with the detail, photos and practical next steps.

Local Construction and Defect Patterns in Wigston

Wigston's housing stock is not one single story. You see late 17th-century and 18th-century brick buildings, Victorian houses, and modern homes on newer estates such as Wigston Meadows North on Newton Lane and The Nook on Waldens Way. That mix means our surveyors pay close attention to brickwork, slate roofs, bay windows, extension junctions and the quality of past alterations.

The local conservation designations matter as well. South Wigston Conservation Area and Wigston Parva Conservation Area place tighter controls on external changes, and listed buildings such as The Manor House or 42 and 44 Bushloe End can need consent for works that would be routine elsewhere. Poorly matched repairs often show up in the survey as patchy mortar, different roof materials or changes that do not sit cleanly with the age of the house.

Water is another local theme. The River Sence runs through the area, a monitoring station sits at South Wigston, and flood maps indicate surface water risk in parts of Wigston. On lower plots, our surveyors look hard for damp staining, failed plaster, swollen joinery and repairs that may have followed a previous flood event.

Damp in solid brick walls
Slipped or tired Welsh slate roofs
Timber decay in roof spaces
Movement cracks around bays and extensions

Following Up on Findings

A Level 3 report is a working document. If our surveyor sees movement, you may be directed to a structural engineer. If there is damp staining, you may need a damp specialist, while electrical concerns, old consumer units or suspect wiring can call for an electrician. Gas, drainage and roof access issues can trigger separate specialist checks as well.

The findings can also be used in the purchase process. On a £270,000 semi-detached home in Wigston or a £408,000 detached house, the repair list can support a price renegotiation, a request for the seller to carry out works, or a condition in the contract before exchange. That matters more than a glossy summary, because the goal is to know what you are buying and what it may cost to put right.

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Frequently Asked Questions

What is the difference between a Level 2 survey and a Level 3 survey?

A Level 2 survey is lighter and works best on newer, standard homes with fewer unknowns. A Level 3 survey goes further, with more detail on construction, defects, repairs and maintenance, so it suits older, listed, altered or unusual Wigston homes.

When should I choose Level 3 in Wigston?

Choose Level 3 if the property is older than about 100 years, listed, extended, heavily altered or built in an unusual way. It is also sensible when you have seen cracking, damp, roof wear or other visible issues on a viewing, especially on houses near Bushloe End, South Wigston or the older parts of LE18.

How long does the report take?

The inspection usually takes a full day on site for a Level 3 property, then the written report is typically delivered within 7 to 10 working days. Reports usually run to 20 to 60 pages, depending on the size and condition of the house.

What is not included in a Level 3 survey?

A Level 3 survey does not involve destructive testing, so we do not lift carpets, open up floors, remove finishes or carry out drainage CCTV. We also do not test electrics, gas, heating or plumbing in the same way as a specialist contractor.

Can the findings help me renegotiate the price?

Yes. If the report shows defects that need real money spending, you can use it to ask for a price reduction or to request repairs before exchange. Your solicitor can then put the survey evidence into the purchase process in a way that matches the issue and the sale terms.

What triggers a specialist follow-up?

Movement cracks, signs of damp, a roof near the end of its life, suspect wiring, gas concerns or drainage problems are the usual triggers. In Wigston, a property near the River Sence or a listed building with older fabric may need one or more of those follow-ups after the survey.

Is a Level 3 survey required by my mortgage lender?

No, lenders do not usually require a Level 3 survey. A mortgage valuation is not the same thing, because it is for the lender's risk check and does not give you the detailed defect advice that a buyer needs.

How much does a Level 3 survey cost in Wigston?

Our Homemove Level 3 pricing starts from £650 for homes under £300k, then rises with property value through the £300k to £500k, £500k to £750k, £750k to £1M and over £1M tiers. The final fee also depends on size, age and condition, so a smaller terraced house and a large altered property will not cost the same.