Construction first
Each element starts with its construction, materials and relevant performance, so the condition and advice that follow are read against how it was built.
Level 3 and commercial building surveys · RICS-aligned
Building survey app for Level 3 and building condition surveys.
PropertySurvey Pro runs two building survey workspaces on your phone or tablet: a Home Survey at Level 3 for a detailed residential building survey, and a Commercial Survey for building condition surveys, technical due diligence and schedules of condition. Record construction, condition, remedial options and future maintenance element by element, offline, and produce the PDF on site.
The Home and Commercial workspaces are free on iOS and Android. No payment card required.
Residential building surveys
What goes in a Level 3 report
The Level 3 report uses the same lettered sections as Levels 1 and 2: about the inspection, the summary of condition ratings, about the property, then the outside (D1–D9), inside (E1–E9), services (F1–F7) and grounds (G1–G3), followed by issues for legal advisers, risks, the declaration, and further investigations and next actions. What changes is the depth of each element.
Remedial options and timing
Record remedial options, the likely consequences if nothing is done, and the priority, timescale and who should do the work.
Future maintenance
Note maintenance that may be more frequent or costly than expected, and the documents the client should obtain or verify for that element.
An optional valuation and reinstatement cost section can be added at any level. The full section list and the Level 1 and 2 differences are on the Level 2 home survey software page.
Commercial building surveys
Building condition, technical due diligence and schedules of condition
Choose the instruction type, then record the purpose, agreed scope, tenure or interest, permitted reliance, materiality threshold and any urgent safety matters before you start the schedule. Each element takes a priority: P1 serviceable or routine maintenance, P2 planned repair or further review, P3 urgent or significant action, or NI.
- A. Site, access and grounds
- Access and rights of way, hardstanding and car parks, retaining and boundary structures, below-ground drainage, ancillary structures.
- B. Structure and external envelope
- Structural frame, roof coverings and drainage, roof-level plant, façades and cladding, curtain walling and glazing, doors and loading bays.
- C. Internal construction and fit-out
- Common areas, floors, walls and partitions, ceilings, circulation, sanitary accommodation, tenant fit-out, basements and voids.
- D. Building services
- Electrical installation, fuel systems, water and drainage, heating, cooling and ventilation, lifts, fire detection and protection, security and BMS.
- E. Compliance and property records
- Fire safety information, asbestos management, accessibility, energy performance and MEES, statutory approvals, maintenance records, lease and reinstatement matters.
A schedule of condition stays a factual record of condition on the day; it does not turn into technical due diligence, a schedule of dilapidations or a legal opinion. For lease-end work, see commercial survey and dilapidations software and Scott schedules (Pro).
Capture on site
Photos from the camera or gallery against each element, captions that number them in the report, dictation, and Smart Build’s ready-made wording for each field (a few reports a month on Free, every report on Pro). Draw a floor plan with condition markers and photo pins. With Pro: photo markup and timestamps, AR room scanning on LiDAR iPhones and iPads, the UK EPC lookup and the planning check.
Offline in lofts and plant rooms
The survey, photos, floor plan, signatures and PDF all work without a signal. Lookups such as the EPC register, weather, soil data and the planning check, the AI tools and cloud sync wait until you are connected. Cloud sync between devices is part of Pro.
Review, sign and issue
Readiness & report lists anything missing and warns without locking you out. Keep the report as Draft while you check it and mark it Final after review. Sign the declaration with an uploaded image (or draw it with Pro), add an optional client sign-off for free, then share the PDF or email it from your own address.
What it does not do
PropertySurvey Pro is not endorsed or licensed by RICS and does not produce the RICS-branded report form; the PDF says it is a surveyor-authored structured schedule. It does not carry out or replace specialist investigation, structural calculations or measured surveys, and an AR scan is a starting point, not a measured survey. It has no booking, CRM or practice-management tools. Scope, inspection and advice remain the surveyor’s responsibility.
Questions about the building survey app
Can I use PropertySurvey Pro as a building survey app for Level 3?
Yes. Start a Home Survey and set the agreed level to Level 3 in A Instruction. Each element then records construction, materials and performance, your observation and rating, remedial options, likely consequences, priority and timescale, further investigation and future maintenance implications, alongside photos.
Does it handle commercial building condition surveys?
Yes. The Commercial Survey workspace covers building condition surveys, technical due diligence and schedules of condition. You work through site, envelope, interiors, services and compliance records, give each element a P1, P2 or P3 priority (or NI), and finish with a summary, risks and actions.
Does the building survey app work offline?
Yes. Ratings, notes, photos, floor plans, signatures and the finished PDF work without a signal, which matters in lofts, basements and plant rooms. The UK EPC lookup, live weather, soil data, the planning check, the AI tools and cloud sync need a connection.
Is it endorsed by RICS?
No. The Home and Commercial workspaces are RICS-aligned: they follow the structure and terminology of the RICS Home Survey Standard and common commercial practice. PropertySurvey Pro is independent software, is not endorsed or licensed by RICS and does not produce the RICS-branded report form.
Can I record older or listed buildings properly?
You record construction and materials for each element at Level 3, and you can rename elements or add your own. With Pro, the planning check looks up listed buildings, conservation areas and flood zones on the public registers. Specialist investigation stays with the appropriate specialist.
What does a building survey cost to produce in the app?
Nothing to start: the Home and Commercial workspaces are free, with up to 25 surveys stored on the device and a small app footer on the PDF. Pro is £19.99 a month or £199.99 a year and adds cloud backup and sync, your own logo, colours and fonts, drawn signatures, photo markup and timestamps, the planning check and Smart Build on every report.
Take it on your next building survey
Genuinely free to start. Upgrade to Pro when you're ready.