Sellers Commission Their Own Level 3 Structural Survey Before Going to Market – A Smart Move That Saves Time and Money
posted 14th July 2025
In a refreshing break from the norm, a recent client instructed us to carry out a Level 3 Building Survey—on their own property—before placing it on the market. Why? To get ahead of potential structural concerns and avoid any unpleasant surprises that could delay a future sale.
The sellers had some structural repairs carried out over seven years ago, including resin stitching to cracks and the removal of a problematic tree that had contributed to previous movement. They were understandably keen to confirm that these works had stood the test of time, and that no further issues were likely to arise during a buyer’s survey.
This proactive approach is something more sellers may want to consider. One of the biggest causes of delays in residential sales is the discovery of structural concerns during the purchaser’s survey. By addressing these concerns upfront, sellers can proceed to market with confidence—and buyers are more likely to proceed quickly and with peace of mind.
What Did the Survey Reveal?
Following a full inspection, we were able to confirm:
• No signs of ongoing or progressive structural movement
• Previous cracking had been successfully repaired
• No visual evidence of subsidence or foundation instability
Importantly, the property had not been underpinned—often a red flag for lenders—but had instead been sensitively repaired with targeted strengthening measures. The result? A clean bill of health from a structural standpoint.
Should You Upgrade the Kitchen or Bathroom Before Selling?
Our clients also sought advice on internal upgrades—particularly whether it was worth investing in a new kitchen or bathroom before selling.
Our answer: not necessarily.
Most buyers, especially those looking for long-term homes or investment properties, prefer to install kitchens and bathrooms to suit their own tastes and layouts. Spending thousands on fittings that may be ripped out in the first six months can be a false economy.
Instead, we recommended some light-touch improvements to keep spaces fresh and appealing—for example:
• Tidying up sealants
• Replacing tired flooring
• Updating lighting or soft furnishings
• Re-grouting and re-siliconing in bathrooms
New Windows? Fancy Doors? Think Again.
The owners had been considering new rear windows and high-end patio doors, but we advised caution. The property is well located and highly likely to be extended at the rear by future owners. Any major investment in windows or doors could well be wasted if they are removed as part of a rear extension project.
The same logic applied to other items:
• Garage doors – No need to replace; buyers might convert the space.
• Internal doors – Many from the 1990s and not to modern tastes; likely to be replaced anyway.
• Safety glass – Aware of its importance, but not worth replacing all glass if refurbishment is imminent.
Energy Efficiency, Electrics and Plumbing
We also gave advice on:
• Improving EPC performance, particularly via insulation and LED lighting
• Comments on the condition of the electrical installation (appeared dated, but not unsafe)
• The plumbing system, including water pressure and potential upgrades
This was one of the most useful parts of the survey for the sellers, who found it difficult to know what a buyer’s surveyor might pick up on in these areas.
The Takeaway
Carrying out a Level 3 survey as a seller might seem unusual—but it’s a forward-thinking strategy that can:
• Reduce delays in the sale process
• Avoid renegotiation or panic when a buyer’s survey flags historic issues
• Help sellers focus on improvements that add genuine value or saleability
• Save money by avoiding unnecessary (and sometimes counterproductive) upgrades
If you’re thinking of selling and want to avoid unnecessary drama or lost time, commissioning your own independent building survey could be one of the smartest decisions you make.
