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RICS Level 3 Surveys

RICS Level 3 Building Survey in Craigavon

For homes that need a closer look on Central Way, Tannaghmore Gardens and across the wider urban area.

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RICS Level 3 Building Survey in Craigavon - Homemove

Homemove RICS Level 3 Building Survey

Craigavon asks for a harder look. Our RICS-qualified building surveyors inspect older houses, listed buildings and altered homes across Central Way, Tannaghmore Gardens and the wider urban area, where planned 1960s and 1970s development sits alongside later extensions and repairs. A Level 3 survey is the most detailed RICS home survey, so it suits buyers who want the defects set out plainly before they commit.

That matters here because the local stock includes Marlborough House on Central Way, Tamnafiglassan, BT64 1AD, and Fairview House at Tannaghmore Gardens in Craigavon City Park. We inspect the loft, sub-floor, walls, roofs and accessible services, then explain what needs attention now, what can wait, and what may cost more if it is left alone. If our surveyor spots movement, damp or roof wear, our report says so in direct language.

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RICS Level 3 Building Survey in CRAIGAVON

Craigavon Property Snapshot

£185,000

Average sold price, wider borough

+8.8%

Annual price change, Jan-Mar 2025 to Jan-Mar 2026

2,637

Verified residential sales in 2024, borough

£449,463

4-bedroom detached asking price, Craigavon

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

What a RICS Level 3 Survey Covers

Our RICS-qualified building surveyors carry out the most detailed visual inspection available in the RICS home survey range. On a Craigavon property, that means the visible roof coverings, loft space, walls, floors, windows, doors, chimneys, joinery, damp clues, and any accessible parts of services are all looked at carefully. The report follows the RICS Home Survey Standard, so the language is clear and the structure is consistent from one house to the next.

The point is not just to spot faults in a place like Marlborough House on Central Way or an older home near Tannaghmore Gardens. We explain the materials used, the likely cause of each defect, the repairs that are needed, and the maintenance items that should not be put off. If something is only cosmetic, we say that. If leaving it alone could lead to decay, damp spread or movement, we say that too.

A Level 3 survey is still non-destructive. We do not lift carpets, open up walls, test electrics or run a drainage CCTV survey as part of the standard inspection. Those jobs sit with specialists, and our report will tell you when that follow-up makes sense, especially where a 1970s extension, a listed building, or patchwork repair work has made the picture harder to read.

Accessible loft space
Sub-floor voids where safe and available
External walls, openings and roof coverings
Visible services and fixings that can be checked without testing

Typical RICS Level 3 Survey Fees

Under £300k £650

£300k to £500k £800

£500k to £750k £950

£750k to £1M £1,100

Over £1M £1,300

Source: Homemove pricing tiers, 2026

When You Need Level 3 Not Level 2

A Level 3 survey is the right call when the property is older than around 100 years, listed, heavily extended or built in an unusual way. That includes timber-frame, thatch, steel-frame, system-built, cob and stone properties, plus homes where visible cracks, damp patches or roof wear were obvious on the first viewing. In Craigavon, a listed place like Fairview House at Tannaghmore Gardens deserves more scrutiny than a standard modern estate house.

It also suits buyers who plan to alter the building. If you are looking at a home in the wider Craigavon area and want to remodel, knock through, extend or convert, the survey needs to do more than tick boxes. Marlborough House on Central Way is a reminder that the area includes unusual construction as well as more familiar brick and block housing, so the survey should reflect that level of complexity.

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Level 2 vs Level 3 in Craigavon

Feature	Level 2	Level 3
Depth of inspection	Visual inspection of accessible parts, suited to straightforward homes	Most detailed visual inspection of accessible parts, suited to older, altered or unusual homes
Advice given	Main issues and limited repair guidance	Detailed defect analysis, repair priorities, maintenance points and likely consequences if repairs are delayed
Cost	Usually lower than Level 3	From £650, rising with property value and complexity
Ideal use case	Modern or standard homes in reasonable apparent condition	Pre-1920s homes, listed buildings, major extensions, unusual construction or visible defects
Turnaround	Often a little quicker	Typically 7 to 10 working days after inspection

How the process works

Quote

Tell us about the Craigavon property, its age, size and condition, then we price the survey against the property itself. A house near Central Way does not need the same brief as a simple modern semi in Portadown, so we quote on the right level of detail.

Instruction

Once you are happy with the price, you instruct the survey and we confirm the scope. We will ask the right questions about extensions, loft conversions, listed status and visible defects seen at the viewing.

Access

We arrange site access with the seller or agent, then book a slot that fits the property. For larger or more complex homes, or where several areas need checking, a full day on site is common.

Inspection

Our surveyor completes the non-destructive inspection, from the loft and roofline to the walls, floors and accessible services. A home with work near Tannaghmore Gardens or older fabric near Lurgan may take longer than a standard estate house.

Report

Your report usually arrives within 7 to 10 working days and is often 20 to 60 pages long. It sets out the defects, the repairs, the maintenance jobs and the items that may justify a specialist follow-up.

Ask for a call before the report lands

Ask the surveyor to phone you after the inspection and before the written report is sent. That gives you the headline issues while the property is still fresh in mind, whether the visit was to a concrete civic building like Marlborough House on Central Way or a later altered home near Tannaghmore Gardens. The report then follows with the detail, but that short call often makes the next decision much easier.

Local Construction and Defect Patterns in Craigavon

Craigavon was planned from 1965, so the housing stock is not shaped like an old market town with one dominant era. You see later twentieth-century houses, rendered additions, brick and block work, and the sort of mixed construction that turns a routine viewing into a more careful inspection. Marlborough House on Central Way, Tamnafiglassan, BT64 1AD, built between 1973 and 1977 and granted Grade B1 status in October 2025, is a clear local example of how concrete, glazing and modernist detailing can create a very different survey brief.

Fairview House at Tannaghmore Gardens in Craigavon City Park shows the other side of the area. Older masonry and timber properties can carry damp, roof spread, plaster cracks and repairs that are hidden under newer finishes. Where a buyer sees a neat room and assumes all is well, the survey may be picking up lath-and-plaster movement, historic settlement or patches where previous work has not matched the original fabric.

Ground conditions and weather exposure still matter. Clay-rich soils can shrink and swell with moisture change, which can open cracks near later extensions, around tree roots or where drains have failed, and the Department for Infrastructure flood maps (NI) should be checked for any plot that sits low or drains badly. That is why a Level 3 survey works well on Craigavon homes with rendered patches, flat roof additions or concrete frame junctions. It does not replace specialist testing, but it shows where closer investigation is justified.

Shrink-swell movement around later extensions
Flat roof coverings nearing the end of service life
Moisture tracking through render and cladding joints
Timber decay where older joinery has been kept in place

Following Up on Findings

A Level 3 report is the start of the next step, not the end of the story. If it points to movement, a structural engineer is the right follow-up; if it highlights damp, you may need a damp specialist; if the roof on a home near Rushmere Shopping Centre looks tired, a roofer or drone roof survey can help. The same applies where wiring, heating or gas fittings in a 1960s or 1970s home look dated and should be checked by an electrician or gas engineer.

Buyers in Craigavon often use the report to decide whether the work is small enough to manage, or large enough to affect the offer. That can mean renegotiating the price, asking the seller to fix a specific item, or making a clean break if the defects at a property near Portadown, Lurgan or Central Way are too wide-ranging. The report gives you evidence, so the next move is based on facts rather than a quick guess at the viewing.

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Frequently Asked Questions

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

Level 2 is for straightforward homes with a lower risk profile, while Level 3 is the most detailed RICS home survey. In Craigavon, that extra detail matters where a property is older, altered, listed or showing visible issues, such as a home near Central Way or an older building in the wider Lurgan and Portadown area.

Is a Level 3 survey a structural engineer's report?

No. A Level 3 survey is a detailed building survey, not a structural engineer's report. If our surveyor sees signs of movement, cracking that looks active, or a problem that needs a design-level opinion, we will recommend a separate structural engineer follow-up.

How much does a Level 3 survey cost in Craigavon?

Homemove Level 3 pricing starts from £650 under £300k, £800 from £300k to £500k, £950 from £500k to £750k, £1,100 from £750k to £1M, and £1,300 over £1M. A Craigavon home listed around the £449,463 asking level for a 4-bedroom detached property will usually sit in the middle of that range, with the final fee affected by size, age and complexity.

How long does the report take?

We usually deliver the report within 7 to 10 working days after the inspection. For a larger or more involved property, such as a listed building or a home with several extensions near Tannaghmore Gardens, the site visit itself may take most of the day, and the written report often runs to 20 to 60 pages.

What does a Level 3 survey include and exclude?

It includes a detailed visual inspection of the accessible parts of the property, plus clear advice on defects, repairs and maintenance priorities. It does not include destructive opening, lifting carpets, drainage CCTV, or testing electrics and gas, so if the survey raises a concern on a Craigavon home, a specialist may need to look next.

Can I use the findings to renegotiate the price?

Yes. If the report shows roof repairs, damp treatment, drainage work or structural follow-up, you can use that evidence to ask for a price change or a seller repair agreement. Buyers in Craigavon often use the report to separate small cosmetic items from faults that need money spent now.

Is a Level 3 required by my mortgage lender?

No. A lender's valuation is not a survey, and it will not give you the kind of defect detail that a buyer needs. You may still choose a Level 3 for a home with altered fabric, listed status or visible problems, even if the lender is happy with the valuation.

When should I bring in a specialist follow-up?

Bring in a structural engineer if movement is suspected, a damp specialist if moisture is the issue, and an electrician, gas engineer, roofer or drainage contractor if the report points that way. In Craigavon, that is common on homes with older services, mixed roofing, or later additions that have been patched in around the original build.