Does a Building Survey Check Electrics, Gas, Plumbing and Heating?
One of the most common questions we receive at Dunham Hale Chartered Surveyors is whether a Level 2 or Level 3 survey includes testing the property's electrical, gas, heating and plumbing systems.
The simple answer is that we visually inspect accessible services, but we do not carry out specialist testing or certify that installations are safe.
Understanding this distinction is important when purchasing a property.
What Services Do We Inspect?
During a RICS Home Survey, we assess the visible and accessible parts of the building's services, including:
Electrics: Visible wiring, consumer units, sockets and electrical fittings, where accessible.
Gas: Visible gas meters, pipework and associated installations.
Heating: Boilers, radiators and visible heating components.
Plumbing: Accessible pipework, taps, sanitary fittings and visible signs of leaks.
Drainage: Accessible drainage arrangements, inspection chambers where appropriate, and visible evidence of defects.
Where safe and appropriate, an RICS Level 3 inspection can include observing selected services during normal operation. This is not equivalent to specialist testing.
What Can't We Check?
Building surveyors are not acting as electricians, Gas Safe engineers or specialist plumbing and drainage contractors.
We therefore cannot confirm:
Whether electrical installations are safe or comply with current regulations.
Whether gas appliances and boilers operate safely or efficiently.
The internal condition of concealed water pipes.
Whether heating systems are operating at their designed efficiency.
The condition of underground drains without specialist investigation.
The internal condition of boilers, flues or concealed service installations.
Even where a system appears to operate normally, this does not establish that it is safe or free from defects.
Should Buyers Arrange Specialist Inspections?
We recommend that buyers obtain appropriate service records and certification through their legal advisers, if available.
Depending on the age, condition and available documentation, specialist inspections may be advisable before exchanging contracts.
These could include an Electrical Installation Condition Report (EICR) from a qualified electrician, a gas safety inspection by a Gas Safe registered engineer or a specialist drainage CCTV survey.
A building survey may identify concerns that make these investigations particularly important.
Does a Level 3 Survey Check More Than a Level 2?
Yes.
A RICS Level 3 Building Survey provides a more detailed assessment of the building and its accessible elements, including observations about visible services.
However, neither a RICS Level 2 Home Survey nor a RICS Level 3 Building Survey replaces specialist testing of electrical, gas, heating or drainage installations.
Arrange Your Property Survey
At Dunham Hale Chartered Surveyors, our reports clearly explain visible defects, inspection limitations and where further specialist advice may be required.
We provide independent RICS Level 2 Home Survey and RICS Level 3 Building Survey across London, Greater Manchester, Cheshire and other areas within our coverage.
Understanding both the condition of the building and the limitations of a visual inspection helps buyers make more informed decisions before exchanging contracts.
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