Clients sometimes ask how we go about undertaking our inspections and how do we differ from the inspection and reporting of their Chartered Surveyor
To begin with, it is important to recognise our level of specialisation and expertise. While a Surveyor possesses a general knowledge of various matters, similar to that of a GP Doctor, we as Chartered Structural Engineers have dedicated our studies and training to structural engineering. This includes areas such as stresses and strains, building construction, soil geology, and foundation design.
We conduct regular inspections of structural defects, and given that UK and London housing stock often utilise uniform construction materials and foundation types, we are well versed in identifying likely building defects and determining their probable causes.
Here are some key aspects of our process:
1. Client instructions: We first understand the concerns and context of the client, whether they are buying, selling, need an insurance assessment or just have general structural concerns. The report’s purpose is crucial, whether for peace of mind or meeting mortgage requirements. Issues might be localised, like a crack in a bay window, or more general signs of movement and subsidence. Or lack of building regulation approvals
2. Pre-site research: Each property is different and requires careful pre-visit planning, including travel logistics and key arrangements, which can impact time and cost. Especially fitting in with the owners or occupiers and accessing keys for the property. We consider access, health and safety concerns, and other specific site issues, particularly in derelict properties.
3. Geology maps: Geology maps are essential as we assess soil types, which influence subsidence patterns in relation to trees, drains, and watercourses. We focus on clay soils, when present, for tree-related subsidence risks such as location and size, and sand and gravel soils for potential drainage issues. Particularly as cracked drains can cause the softening or erosion of the soil supporting the foundations.
4. Review of maps and photographs: Google Maps and historical photographs provide insights into property type, architecture, and historical defects. These images assist us in understanding the property’s structural history and surroundings.
5. Meeting the agent or owners/occupants: We introduce ourselves on site, explain the process and duration, and gather historical information about the property’s condition and repairs. Diplomacy is crucial since property owners are often unaware of our specific role, especially if concerns have already been flagged by another surveyor.
6. The survey:
In general
The starting point for our visual inspections, supported by binoculars, is to view the property from some distance away. From this view, point we can assess sloping windows or brickwork indicating settlement.
We analyse tree and drain locations concerning any cracks. We then view the property from the inside conducting a detailed walkthrough where we assess the general layout and condition. It will also tell us whether any major walls have been removed that might contribute to our assessment together with the location of the staircase, in the case of high flank and end of terrace walls, where leaning or bulging walls might be an issue.
In detail
The General Movement Report assesses each primary loadbearing wall, initially from the exterior followed by the interior, to evaluate its alignment, level, and vertical integrity, noting any substantial leaning or bulging. Each wall is inspected for significant cracks in the brickwork or pointing that could indicate structural movement. These cracks appear in both the interior and exterior at the same location, penetrating the full thickness of the wall and measuring approximately 2-3mm or more. Smaller or randomly oriented cracks are generally not a concern. Crack measurement gauges are employed when precise crack widths need to be measured and compared between the interior and exterior.
We use a spirit level to check vertical and horizontal alignment of brickwork, door and window fills where appropriate. For example, where suspected long term settlement or subsidence had taken place. These confirm our visual impressions gained over many years of experience. It’s important to be aware that most period houses have a degree of long-term distortion which would have occurred long ago, so this does not necessarily matter unless there are also indicators of recent movement. This is where our diagnosis of crack patterns becomes very important.
We check wall-to-wall and wall to ceiling junctions for signs of bulging or leaning of external walls but it’s worth pointing out that these walls are rarely mechanically connected together so some plaster cracking usually occurs in such areas.
7. Records: Comprehensive notes, photographs, and videos are recorded during the survey process for report preparation and as a reference but are not included in the client report.
8. Client feedback: Clients receive immediate feedback through a phone call post-survey, providing an early indication of findings, which aids in understanding the forthcoming detailed report.
9. Reporting: Our General Movement Reports are detailed documents, typically 15-20 pages long, including a summary, client brief confirmation, site observations, findings discussion, conclusions, and tailored recommendations.
10. Cost estimates: We provide general guidance on repair costs to inform client decisions, emphasising these are not formal quotes or specifications.
11. Builder Recommendations: We can suggest specialists for necessary repairs but do not supervise repair work.
12. Telephone Support: We provide follow-up phone support within two working days post-report to address any further questions.
