Reasons for contacting Structural Engineers Reports Ltd (SERL)

A prospective buyer of a terraced property contacted us following a failed mortgage survey. The valuation surveyor was concerned about various cracks inside and out, together with a more general history of movement.

N.B. Although this report was for a buyer, some twenty per cent of our enquiries are from owners who are either concerned about their property generally or, alternatively, are about to market their property for sale and wish to have a report which they can share with prospective buyers.

Summary

N.B. We always provide a one-page, easy-to-read summary at the beginning of each report.

We are satisfied that the property remains strong and shows no signs of any modern day movement. The various cracks noted were all considered historic and entirely normal for a period property more than one hundred years old.

The structural significance of the cracking can be conveyed to you numerically on a scale of one to ten, where one is minor and ten is severe. In this regard we would rate the cracks in this property at about two to three out of ten.

N.B. We often use a medical analogy and would in this instance describe the property as requiring a proverbial paracetamol rather than open heart surgery, open heart surgery being analogous to major underpinning or strengthening works.

Once the repairs have been carried out we would consider the property to be a normal lending and insuring risk.

N.B. When assessing the risk we consider the geology, proximity of trees and drains, etc.

Brief

We confirm your recent instructions in conjunction with your intended purchase of the above family terraced house.

You explained that your mortgage survey has highlighted cracking of some concern and the bank requires a chartered structural engineer’s report before considering the mortgage application. We further understand that the cracking is widespread inside and out.

Given the bank’s requirements you will need our general report, known as a General Structural Inspection, on all the main loadbearing walls inside and out. We have agreed to provide guidance regarding costing for repairs and can provide the names of specialist repair contractors.

N.B. Less frequently we provide a more localised report, known as a Specific Structural Inspection, where concerns are very limited such as for example a single crack in a single bay window.

We trust we have interpreted your brief correctly but please contact us immediately if not.

N.B. A formal report would include more details and would refer to guidance notes provided to clients prior to receiving confirmation to proceed with our inspection so clients are quite clear what we do and what our deliverables comprise.

Description of Property and Geology

The property is a very standard mid-terrace family dwelling house on two floors plus loft conversion.

The construction appears to comprise normal solid brick external walls with suspended upper timber floors and roof framing. Elevations are all yellow stock brickwork. The architectural style is typical of early 1900s construction.

The house layout is traditional with primary rooms in the forward part of the house between party walls and secondary rooms within the narrower but original rear projection adjoining the right hand party wall. There are no modern day extensions or significant changes to original room layouts.

The property occupies a fairly level site. Our geological mapping records indicate London Clay subsoil. There is a large London plane tree close to the front left-hand side of the property within five metres. The tree is some fifteen metres tall. The drains appear to pass beneath the property from the rear towards the front. The house is in good order decoratively but has not been well maintained externally. An RICS Surveyor will comment on this in more detail.

Site Observations

Background context

Most of our detective work is carried out externally, since it is the bricks which form the main skeleton of the house, together with just one or two internal loadbearing walls.

We are mainly concerned with any cracks of a “structural Engineering nature” generally described as those cracks which occur on both sides of a loadbearing wall, eg inside and out in the case of an external wall AND where crack widths exceed about 3mm. This acknowledges that almost all building materials together with the soil mass, expands and contracts from time to time causing normal/ seasonal movements which do not compromise the structural integrity of a property.

In detail

The property exhibits a pronounced slope from right to left away from the front door and towards the bay window and the left-hand party wall.

There are various cracks dotted around the front elevation, typically between 1‑3 mm wide. In particular there is vertical cracking where the bay window abuts the main front elevation of the property, but all of this cracking is extremely discoloured and clearly of long standing.

Our internal observations note the decoration is old, at least ten or fifteen years in our estimation. Crucially there is no corresponding cracking internally, which confirms our suspicion that the cracking is long-standing and dormant.

The various brick arches over first floor bedroom windows are in good order.

The brickwork and pointing generally is also sound and your RICS surveyor will comment on all of this in more detail from a maintenance and general repair point of view.

At the rear of the property there is minor cracking where the front and rear halves of the property adjoin, which is very common. Internally there is an old crack in this location but this too shows no signs of any modern movement.

Internal floors slope from right to left, consistent with the cracking noted externally both within the front part of the house and the rear projection.

N.B. A formal report would include more detail that this.

Conclusions

See summary at the beginning of the report for an easy-to-read précis.

The property shows normal signs of historic settlement, from right to left, commensurate with the age of the property. We suspect that most of this early age settlement occurred soon after construction as the weight of the house squashed into the soft soil.

There has clearly been a minor to moderate dose of subsidence in the medium term past, approximately some twenty years ago, but crucially there is no sign of any ongoing movement.

The cracks require a routine resin repair and we estimate costs of approximately £3,000-£5,000 in this regard. We can recommend appropriate repair contractors for this work, which ideally should not be undertaken by a general builder. We recommend that you allow for testing of and minor repairs to the drains as part of your early planned maintenance.

Ideally the Local Authority would be encouraged to reduce the height of the tree, given that it is far too large for the urban environment.

It is obviously important that you maintain building insurance, and specifically subsidence cover, for any period house, particularly those on London Clay soils and fairly near large trees. It is however the nature of owning a period property that there is always a residual subsidence risk, but fortunately there is no sign of any recent movement here within the last twenty years or so.

Report signed by Chartered Structural Engineer.

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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.

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The legal enquiries conducted by the conveyancing solicitor will determine if any Building Regulations or Town Planning consents are required. This process depends on the accuracy of the information provided by the vendor and the findings of the buyer’s RICS survey, if commissioned. Buyers are generally encouraged to commission at least a level-2 RICS survey, particularly considering a level-3 survey for larger, older, or unique properties.

A competent surveyor will identify any Building Regulations issues, and most buyers, with their solicitor’s assistance, will review the surveyor’s report and take note of any necessary specialised reports.

Estate agents play a pivotal role in nearly all residential property transactions, overseeing the entire process. An experienced agent understands the position of both sellers and buyers, as well as the roles of solicitors and others in the transaction. They are adept at identifying and navigating issues that might impede a sale, which could affect their clients’ interests, their own sales and commission potential, and their professional reputation.

Potential issues include missing documentation for alterations, such as town planning or building regulations approvals, landlords’ consent for structural changes in leasehold properties, and defective RICS surveys. An effective agent proactively addresses these foreseeable challenges to ensure a smooth transaction.

When it comes the subject of structural engineering and evaluating a property’s condition at the point of sale, we have encountered several common issues that may be informative for estate agents refining their skills or seeking a refresher. A Structural Engineer’s Report may be necessary in certain situations, which can significantly facilitate the sales process if addressed early.

Circumstances that might require a Structural Engineer’s Report include:

1. Presence of cracks or structural movement

2. Instances of previous underpinning or subsidence insurance claims

3. Surveys that have failed to meet requirements, resulting in mortgage or buyer concerns

4. Past modifications made without proper Building Regulations Approval

5. Flats with alterations, such as wall removals, carried out without the landlord’s consent.

Our useful advice regarding the topic above includes the following:

a) In general

When it is highly likely that a buyer will request a Structural Engineer’s Report, due to concerns such as cracks, movement, underpinning history, or changes to Building Regulations, it is advisable for the seller to proactively obtain this report.

Based on our experience, it is beneficial for the seller to commission a Structural Engineer’s Report from a Chartered Structural Engineer who is well qualified and experienced in residential properties. Such a report should address the issues in a practical manner that aligns with the buying and selling process. This report can provide the owner with valuable information on necessary repairs and estimated costs.

Additionally, it can be shared with prospective buyers on a transparent basis or transferred to them, keeping in mind that there may be extra fees associated with this transfer due to the additional responsibility and effort required to alter the report’s context.

b) Notable cracks, sloping floors or doors

During valuations or initial viewings, if you notice a significant crack near the front door or in an equally prominent place, it should not be disregarded. The buyer’s surveyor will undoubtedly notice it and may request a report from a structural engineer, which might be required for mortgage approval or simply to reassure the buyer.

c) Past underpinning or subsidence insurance claims

If your initial vendor questionnaire or conversations reveal previous underpinning or a subsidence claim, it is likely to raise concerns for both the buyer and their potential mortgage and insurance providers. Despite the apprehension these terms evoke, particularly since unnecessary underpinning was common before the 2000s, an underpinned house is now more robust than before and often more so than similar properties. Commissioning an early report from an experienced Chartered Structural Engineer can greatly help to reassure all parties involved.

d) Failed surveys, mortgage or buyer survey concerns

Concerns from mortgage or buyer surveys often lead to the need for a Structural Engineer Report. These are typically prompted by a Surveyor’s observations. For instance, a valuation survey for mortgage approval might necessitate a Structural Engineers Report. Alternatively, a Homebuyer’s or full Building Survey may suggest a Structural Report for the buyer’s reassurance. As an estate agent, obtaining feedback from the Surveyor’s report enables you to promptly recommend a Structural Engineer Report, potentially expediting the process. If the property is in poor condition or if there are existing cracks and a history of structural movement, anticipating the need for this report can facilitate a smoother transaction.

e) Previous alterations without Building Regulations approval

One of the most common issues involves previous structural alterations made without proper documentation, such as the approval of plans and the issuance of a completion certificate through Building Regulations. This situation often arises with loft conversions, extensions, or the removal of walls or chimney breasts.

Estate agents should be aware that structural engineers can carry out a visual inspection. If alterations were completed many years ago, these structural inspections often indicate whether the modifications have endured over time. Conversely, if changes were made in recent years, it is challenging to determine their safety and durability due to the lack of a proven track record.

During a property sale, only a visual structural inspection and reporting are conducted. Structural engineers do not dismantle the building or perform any form of retrospective calculations. While these steps are possible if requested by the vendor, they are time-consuming, more costly, and seldom found to be necessary.

f) Flats without landlord’s consent for structural changes

In cases where structural changes, such as wall removals, were made without the landlord’s consent, a retrospective assessment may be necessary, similar to those conducted for non-compliance with Building Regulations. Solicitors representing buyers will likely advise their clients to obtain such assessments when there is no evidence of the landlord’s consent or adherence to Building Regulations, for clear reasons related to professional diligence.

Conclusions

Estate agents play a crucial role in identifying the need for specialists, such as structural engineers, to facilitate smooth property transactions. Proactively addressing this need can save considerable time, reassure buyers, and help prevent sales from collapsing due to unforeseen issues.

Ensuring that the engineer is a Chartered Structural Engineer (C Eng, MIStructE) rather than a partially qualified graduate is essential. Such professionals possess the expertise to prepare concise, practical reports efficiently, without requiring extensive additional investigations.

When estate agents identify potential issues with consents or documentation, recommending that sellers obtain a structural report early can alleviate stress further down the line. These reports often provide the reassurance needed to keep cautious buyers from seeking alternative properties. An estate agent’s foresight in this regard can be invaluable in maintaining the transaction’s momentum.

Should there be any doubts about the necessity of these reports, a simple call to a local firm of Chartered Structural Engineers can provide clarity and guidance.

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Experienced estate agents anticipate and navigate various issues that may hinder a sale, which could affect both their clients’ interests and their own commissions and reputations. Such issues include missing documents for alterations or extensions, like town planning or building regulations. The absence of landlord consent for structural alterations in leasehold properties, and defective RICS surveys. A proactive agent can foresee these potential challenges, aiding in a smoother sales or purchase transaction.

With regards to structural engineering and property condition at the point of sale, we have practical experience with numerous issues that could benefit both estate agents learning their craft and seasoned professionals seeking a refresher.

Reasons a property might require a Structural Engineer’s Report include:

1. Cracks or structural movement
2. History of underpinning or insurance claims for subsidence
3. Concerns raised by failed surveys, whether mortgage or buyer-related
4. Previous alterations without Building Regulations Approval
5. Flats with structural changes made without landlord consent

Our helpful suggestions regarding the above points:

a) General points

If it is likely that a buyer will request a Structural Engineer’s Report due to issues such as cracks, movement, or a history of underpinning or unauthorised building work, it is advisable for the seller to proactively obtain this report. Experience shows that a report from a Chartered Structural Engineer, who is well-versed in residential property issues, can be immensely beneficial. This report not only informs the owner about necessary repairs and associated costs but can be openly provided to prospective buyers. It can even be assigned to them as a reliable reference, though this may incur additional fees to cover the changes in the report and additional responsibilities.

b) Cracks, sloping floors, or door issues

If, during a valuation or early viewing, you notice a significant crack near the front door or in any prominent location, do not ignore it. The buyer’s surveyor will undoubtedly spot it and might request a Structural Engineer’s Report to satisfy mortgage application requirements or to reassure the buyer.

c) Previous underpinning or insurance claims for subsidence

If your initial vendor questionnaire or discussions reveal previous underpinning or a subsidence claim, this is likely to raise concerns for both the buyer and their potential mortgage and building insurance providers. Despite these terms often causing alarm, in practice, they may not be problematic. Underpinning was quite commonly carried out prior to the 2000s, often unnecessarily. In fact, an underpinned house is now stronger than it was prior to underpinning and will compare very favourably to similar properties. In our experience, an early report from a seasoned Chartered Structural Engineer can often alleviate concerns for all parties involved.

d) Concerns arising from failed surveys, mortgages, or buyer surveys

Structural Engineers’ Reports are often requested due to issues identified by a surveyor. This could involve a valuation survey required for mortgage purposes, in which case a Structural Engineers’ Report may be necessary. Alternatively, it might stem from a buyer’s Homebuyer or full Building Survey, both of which might suggest obtaining a structural report for the buyer’s reassurance.

As an estate agent, obtaining feedback from the surveyor’s report allows you to recommend a structural report early, expediting the process. If the property is in poor condition, or there are visible cracks and a history of structural movement, anticipating the need for such a report early can facilitate a smoother transaction.

e) Previous alterations without building regulations approval

A common issue arises when prior structural changes have been made without the necessary documentation, such as the approval of plans through Building Regulations and a completion certificate. This scenario often involves loft conversions, extensions, or the removal of walls or chimney breasts.

Estate agents should be aware that structural engineers can conduct a visual inspection, similar to checking a car’s condition. When alterations were completed many years ago, we can generally ascertain that they have endured over time. However, if changes were made recently, it is more difficult to determine their long-term safety and stability, as insufficient time has passed.

During a property sale, structural engineers can only perform a visual inspection and provide a report, as we do not dismantle the building’s fabric or carry out retrospective calculations. Such an in-depth analysis could be arranged by the vendor, but it is time-consuming, costly, and, in our experience, often unnecessary.

f) Flats without landlord consent for structural changes

If any work, such as wall removal, was done without the landlord’s consent, a retrospective assessment can be carried out, similar to the procedure for non-compliance with Building Regulations. Solicitors representing buyers will likely advise obtaining these assessments when consent or compliance is missing, to ensure due diligence and professionalism.

Conclusions

The pivotal role of the Estate Agent positions the profession to anticipate the need for specialists, including Structural Engineers’ Reports. A proactive approach can save considerable time, boost buyer confidence, and maintain transactions that might otherwise collapse due to unforeseen stress.

It is important that the Engineer is a Chartered Structural Engineer (C Eng, MIStructE), not just a partly qualified Graduate Engineer. They should have experience in creating practical sale reports, with concise and quick responses, avoiding lengthy investigations or testing.

If the Estate Agent identifies any deficiencies in consents or documentation, recommending an early Structural Report can prevent future stress during the sale process. We have encountered numerous situations where such reports have reassured buyers, securing the sale for the vendor, as opposed to risking the buyer seeking other properties. Estate Agents must anticipate this need and act proactively. For any uncertainty about the necessity of reports, a call to a local firm of Chartered Structural Engineers can provide guidance.

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Pre-purchase Structural Engineers Reports are frequently called for during the sale of residential property on matters such as cracks, fears of subsidence or settlement or general structural problems noted but not diagnosed in a Chartered Surveyor’s report. These reports are primarily for mortgage purposes or RICS Level 1 or 2 Surveys.

The qualifications required for preparing reports by institutional lenders and building insurers can vary significantly. While Chartered Building Surveyors were once commonly tasked with this role, Chartered Structural Engineers are now often preferred. However, both lenders and property buyers often mistakenly believe that these inspections and reports are conducted by fully qualified, expert, and experienced Chartered Engineers.

Prospective clients often draw parallels with consultations involving top medical professionals, like an orthopaedic surgeon, who they expect to be highly qualified. They do not expect the patient, in our case, the property, to be evaluated by a junior doctor who merely discusses their findings with a senior colleague before the latter signs off on the prognosis.

For 35 years, my practice, SERL, has always used Chartered Engineers for such important pre-purchase reports, though this is not common. It often surprises prospective clients to learn that these structural inspections can be conducted by junior staff members, as long as a Chartered Engineer within the same organisation reviews and signs off the report. This process ensures the report meets lenders’ requirements if appropriate.

It is common for multiple staff members to be involved in the somewhat leisurely handling of “subsidence claims” for property owners and insurers. However, I argue that this approach is not appropriate for point-of-sale reports for the following key reasons:

a) Pre-purchase Inspections and reports are normally urgent and arise immediately prior to exchange of contract or at the eleventh hour when mortgage offers are urgent. They are “one offs” with little time for reflective thought or involving others.

b) Pre-purchase Inspection and reports are quite unlike Subsidence claims or general advice to owners since there is no practical prospect for investigations, monitoring of cracks or soil testing.

c) Reports require a lot of knowledge and expertise to determine likely the cause of structural issues with little time to “dig deeper”.

d) The financial and contractual importance of an expensive property purchase should be matched by the importance of the expertise and qualifications of those advising.

e) The need for a Structural Engineers Report has already been identified by a Chartered Surveyor so it now requires a more expert and experienced set of eyes than the Surveyor.

f) Third party Lenders and Insurance companies are relying on the same advice that we provide the prospective buyer, so they are entitled to assume it is an experienced and qualified opinion.

g) My practice, SERL, has encountered some truly shocking reports prepared by inadequately qualified individuals. These reports are rejected by lenders and insurers, damaging the reputation of our esteemed institution.

My proposal

I propose that such reports should only be carried out and signed by a fully qualified Chartered Engineer, not a graduate or technician engineer. This is normally a Chartered Structural Engineer with qualifications CEng MIStructE. Alternatively some Civil Engineers have relevant residential building experience so the qualification CEng MICE may be applicable where experience applies.

For the reasons set out above, and with no disrespect intended to less qualified Engineers, the pressures of time and the need for a “one off” structural inspection and report does not allow for a process of less qualified people carrying out inspections and the matter then being referred to a more senior person in the office for a signature.

Simon Pole BSc CEng FIStructE MICE MRICS MAE

Simon is a dedicated Chartered Structural Engineer. He actively conducts daily Structural Engineers Reports for clients covering the Greater London area. He is extensively involved in numerous professional interest groups and has lectured widely to Structural Engineers, Surveyors, and Party Wall professionals.

His voluntary contributions to the Institution of Structural Engineers include helping graduates prepare for their professional examinations and advising the professional conduct committee on matters within his expertise, as well as on general ethical and professional standards.

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An owner contacted SERL, having found us via an online web search and based on our good Google reviews.

The client sought our expertise in structural engineers’ reports, especially within the South-West London area.

SERL’s structural reporting service

In response to the client’s requirements our qualified Chartered Structural Engineer recommended a General Structural Inspection (GSI) report.

SERL offers two types of structural reports:

1)       A localised, specific, and limited Specific Structural Inspection (SSI) report or a Structural Engineers Defect Report.

2)       A broader General Structural Inspection Report (GSI) or Structural Engineers General Movement Report which focuses only on matters of cracking and movement.

Our Chartered Structural Engineer’s report for the South West London property

The owner, who purchased the house the previous year, had become increasingly aware of various internal cracks in numerous rooms and was concerned they might indicate serious issues. Before proceeding with a major refurbishment, the owner wished to understand the significance of these cracks.

This property is a typical 1920s semi-detached house, constructed with solid brick walls, suspended timber floors, and roof framing.

Situated on the well-known London Clay geology, the property is near several large trees, especially at the rear.

SERL’s findings

The living room, master bedroom, and stairwell exhibited several cracks. However, we assured the owner they were merely superficial plaster imperfections, nothing that was structurally concerning. Our examination of the building’s exterior found no evidence of any contemporary structural movement.

SERL’s conclusions and recommendations

We were satisfied that none of the cracking was serious which relieved the owner and allowed them to move ahead and plan the internal refurbishment without concern.

We did make various recommendations with regard to removing a tree in the front garden and pruning trees at the rear, but because the latter were on neighbouring land addressing this issue always proves more complicated.

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A prospective buyer contacted SERL based on recommendations from their valuation surveyor. They needed a report to address the concerns of their mortgage surveyor, who identified structural issues associated with both general external and internal cracking.

The surveyor had endorsed SERL Structural Engineers Reports as a reputable, independent, and highly experienced structural engineering firm practising in the Sheen and Richmond area of South West London.

SERL’s structural reporting service

In response to the client’s requirements our qualified Chartered Structural Engineer recommended a General Structural Inspection (GSI) report.

SERL offers two types of structural reports:

1)       A localised, specific, and limited Specific Structural Inspection (SSI) report or a Structural Engineers Defect Report.

2)       A broader General Structural Inspection Report (GSI) or Structural Engineers General Movement Report which focuses only on matters of cracking and movement.

Our Chartered Structural Engineer’s report for the South West London property

The property is a right-hand semi-detached family home, likely built in the early 1900s based on its architectural style. It is situated on a relatively flat site, which our geological mapping suggests is probably Kempton Park Gravel.

The interior decoration is in extremely poor condition and appears to have been neglected for about thirty to forty years. Consequently, there are more internal cracks than one might typically expect.

SERL’s findings

The rear elevation of the property exhibited one significant crack that will require a thorough resin repair as part of regular maintenance. However, this issue does not affect our assessment of the property’s value or risk from a purchase or loan perspective.

Overall, the alignment and stability of the house is good, and better than many other properties we survey. This is evident in the straightness of the brickwork and the alignment of door and window sills.

Occasional spirit level checks indicated minor undulations in the alignment of the window sills and brickwork, which are within acceptable standards, especially for a property of this age.

SERL’s conclusions and recommendations

We were confident that the structural issues could easily be repaired for a few hundred pounds, which would allow the purchase to proceed.

We were able to provide a positive report to the client, who was pleased with our advice and guidance, and we expect that the mortgage company was able to approve the loan.

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Introducing Certificates of Structural Adequacy or COSA for short

This article explores the topic of Certificates of Structural Adequacy (COSA) within the context of buying and selling a residential property. Specifically, how they relate to a Structural Engineers Report for a buyer or, on occasion, a seller.

Certificates of Structural Adequacy (COSA) were established by the Institution of Structural Engineers in 2000. These certificates are important where a property has either been underpinned or had various structural cracks repaired within the last 20 years. See background below.

A COSA is NOT a form of Guarantee or Warranty and is often misunderstood. It is actually a concise, single-page document summarising relevant events, associated documents, company details, and a list of documentation. See below.

Increasingly, COSAs are requested by buyers’ solicitors, lenders, insurance companies, and surveyors before purchasing a property. See below.

What is a Certificate of Structural Adequacy and what it excludes

A Certificate of Structural Adequacy typically consists of a one-page summary of a major insurance claim related to subsidence. This may involve underpinning and/or significant superstructure crack repairs. Prepared by the lead consultant, the document summarises the entire process from start to finish, including initial reporting, investigations such as soil testing and crack monitoring, as well as the eventual design, specification, and site inspection of the repairs.

Since about 2020, there has been an increasing trend in the request for Certificates of Structural Adequacy during the pre-purchase Structural Engineers Report process. This typically occurs when evaluating cracking, movement issues, or providing advice on potential structural concerns during property transactions, regardless of previous occurrences such as subsidence or underpinning.

At SERL POLE, we issue these certificates clearly outlining their limitations, ensuring that clients fully understand them.

Defining what a COSA is NOT

Crucially the Certificate of Structural Adequacy (COSA) is neither a guarantee nor a warranty. It does not substitute for the guarantee from specialist underpinning or repair contractors, which may still be valid or might have expired. The COSA does not replace the need for a comprehensive Structural Engineer’s Report and can only be issued alongside such a report. Additionally, if the report concludes that the property is not “structurally adequate,” the COSA cannot be issued.

A COSA serves as a summary of the one off visual inspection and issue of a Structural Engineers Report, if that is the extent of the engineers’ evaluation. This excludes any intrusive investigation’s, crack monitoring, or similar activities, which are impractical during the sale process due to time constraints.

A COSA is a useful summary for those who prefer a concise report and do not wish to read the “small print” and the title can convey reassurance and confidence in the findings. This simplicity is likely why solicitors and lenders appreciate the concept.

This additional value of the Certification process does incur a commercial fee as it requires significant professional time and resources to explain the details to all parties involved. It is an extra service over and above our standard structural engineering reports.

It is important for SERL to clarify that the Certificate itself does not confer any contractual obligations beyond what is detailed in the written report, with which it should be read in conjunction. All our professional opinions are included within the formal report, which should be sufficient for most clients without necessitating a Certificate. Nevertheless, demand for COSA Certificates is rising due to the reasons outlined.

Should you have a Certificate of Structural Adequacy?

There is not a simple answer to this question. However, a COSA is becoming increasingly popular particularly amongst those selling their home because they add value to the vendors information pack providing reassurance to the buyer if the property appears sound.

Buyers sometimes obtain a COSA for similar reassurance, however, they are more frequently instructed to do so by their prospective lender or building insurer or via their surveyor.

We advise all our clients to carefully consider the limitations of such a Certificate as they do not provide any guarantee or warranty as detailed in this article.

Background

Since the turn of the millennium, Certificates of Structural Adequacy have been integral to the underpinning and building insurance sector. At that time, the collaboration between the Institution of Structural Engineers and a multi-party group, from the insurance and underpinning industry, determined that major subsidence claims should be summarised by the supervising engineer or loss adjuster.

Certificates of Structural Adequacy (COSA’s) were commonly issued following the underpinning of properties suffering from subsidence and they provided a useful resume of the lengthy Insurance claims process from investigation, design, specification and supervision of repairs.

COSA’s were not generally used by the wider construction or building industry.

COSA’s were not used by Surveyors and Structural Engineers who were not involved in the investigation, specification and supervision of building works.

COSA’s were not used, until very recently, by Structural Engineers carrying out a pre-purchase Structural Engineers Reports, where a one off opinion has been provided but with little or no knowledge of the subsidence history of a property.

The COSA has primarily been used in the insurance industry for procuring subsidence repairs. This involves a series of well-established, detailed procedures to investigate causes and implement suitable remedial actions, requiring the input and expertise of property professionals. Many experts and trades people contribute, including consulting engineers, geologists, arboriculturists, drainage experts, crack monitoring specialists, underpinning professionals, and general contractors. The whole process can often exceed a year. The need for a lead consultant to efficiently summarise the scope, parties involved, and actions taken in one succinct document led to the creation of the COSA in the late 1990s.

The COSA has not replace the professional responsibility of the parties involved and each service provider remains responsible for their advice according to their normal terms of client instructions and terms of business, also backed by their professional indemnity insurance. The specialist underpinning contractors normally provide a 10 year guarantee for their own works.

Today’s Certificate of Structural Adequacy

Since 2020, SERL POLE has noted that institutional lenders, insurance companies, and certain conveyancing solicitors frequently request a Certificate of Structural Adequacy (COSA) for any property purchase. This is regardless of whether there is a history of subsidence or underpinning.

From the above it is immediately clear that this was not the intention of the COSA and there is much misunderstanding even within the professions, regarding its appropriateness.

The limitations of a pre-purchase survey of any sort when the buyer or client is not the owner of the property, time and money constraints, together with all manner of practical implications, mean that it will never be possible to dig holes, test the soil, monitor the cracks for a year, and produce a report which states the property is fine, or structurally adequate.

As Chartered Structural Engineers we are able to assess the strength and stability of a property through a one-off, non-invasive inspection and provide their professional opinion. If a property is deemed “Structurally Adequate,” we will say so. Should the property need clear repairs without further investigations, we outline these in general terms and can confirm “Structural Adequacy” conditional upon such repairs.

By separate agreement beyond the visit and report fee, we can issue a Certificate of Structural Adequacy, provided the client acknowledges its limitations as outlined above. This certificate is not a guarantee or warranty but a summary of the report, with certain convenience and commercial advantages.

Surveyors, Banks and Lenders health warning

We would ask other property professionals to be fully aware of what a COSA is and is not, since they are often called for by lenders and Insurers during the pre-purchase process where RICS Surveyors Reports have recommended a Structural Engineers Report on behalf of the buyer.

It is essential for all parties to understand that when advising a buyer, the structural engineer’s role is limited to a single visit and report. The engineer cannot conduct detailed investigations into structural defects, such as monitoring cracks or testing soil, due to pre-purchase time constraints and because the buyer, not owning the property, is not technically the engineer’s client. As a result, the engineer cannot risk damaging the vendor’s property or create a conflict of interest by serving both buyer and vendor. Some lenders mistakenly request a “Certificate,” believing it provides insurance, indemnity, or warranty, when in fact, it does not exist.

Further Clarification and helpline

If readers of any status whether buying or selling or fellow professionals have any questions regarding this article, we will be very pleased to speak to you, so do not hesitate to call Structural Engineers Reports Limited on 020 8161 9900.

References

1. Subsidence by Institution of Structural Engineers published November 2023.

2. Subsidence of Low Rise Buildings second edition August 2000 Institution of Structural   Engineers

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A prospective buyer contacted SERL based on recommendations from their RICS chartered surveyor and the vendor’s solicitors. Both parties endorsed us due to our well-known independence and expertise in structural engineering reports for the Raynes Park and South West London area.

The buyers required a structural engineer’s report to secure subsidence coverage for their buildings’ insurance, as it had been underpinned in the 1990s, and no documentation was available. At this time no current problems with the property had been observed by the owner.

SERL’s structural reporting service

In response to the client’s requirements our qualified Chartered Structural Engineer recommended a General Structural Inspection (GSI) report.  In addition, providing the GSI report was favourable, we are able to offer a Certificate of Structural Adequacy for an additional fee.

SERL offers two types of structural report and a third Certificate in this instance:

1) A localised, specific, and limited Specific Structural Inspection (SSI) report or a Structural Engineers Defect Report.

2) A broader General Structural Inspection Report (GSI) or Structural Engineers General Movement Report which focuses only on matters of cracking and movement.

3) A Certificate of Structural Adequacy providing the GSI report is favourable.

Our Chartered Structural Engineer’s findings for the South West London property

The property showed indications of past settling, particularly near the front bay window, suggesting that area has been underpinned. However, there were no signs of recent movement or cracking.

SERL’s conclusions and recommendations

We confirmed that the house is stable, showing no evidence of recent movement. This allowed us to provide a positive report to our client, the buyer, enabling them to proceed with the purchase. Additionally, the satisfactory GSI report allowed us to issue a Certificate of Structural Adequacy, often required by lenders and building insurers.

The purchaser identified a chartered structural engineer as the appropriate professional to provide the specialist opinion needed for the mortgage approval. On this occasion, we were able to confirm that no current subsidence was occurring, which typically concerns lenders.

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The removal of chimney breasts is a common modification in family homes, but it is often not executed properly, raising concerns for lenders, surveyors, and structural engineers. They are typically removed to create additional space in a room or hallway as they can obstruct modern open-plan living and affect bedroom layouts or wardrobe storage. Removing them in narrower rear projections or extensions can increase the usable space in what might otherwise be a small room.

Chimney breasts are normally kept within the loft space to support the stack above the roofline, preventing costly roof repairs. Unless the loft is undergoing a conversion, keeping them in the loft does not affect the layout of the rooms below.

When chimney breasts are removed on the ground floor, they are often retained on the first floor to preserve period fireplace features in bedrooms or where they don’t disrupt the room’s layout. In period buildings with separate flats, the chimney breast can only be removed from within the specific flat, leaving other flats unaffected.

Chimney breasts were often removed years ago, particularly from the 1970s onwards, when fireplaces became obsolete. At that time, minor building work was done without the strict oversight of today’s Building Regulations, and fewer inquiries were made by prospective buyers, surveyors, and lenders.

Today, any structural alteration affecting health and safety must be carried out professionally and comply with Building Regulations, complete with certification and proof. This requirement also applies to historical alterations made before the current ownership of the property.

Chimney breast structures

Chimney breasts are simple brick structures designed and built to enclose flues for fires, such as those that used coal. These were often constructed using low-quality reject bricks, unsuitable for external use due to poor visual and structural characteristics.

Typically, chimney breasts were added after the construction of the flank or party wall, with minimal or no mechanical bonding (known as toothing in) between the chimney breast and the wall.

In some cases, flues were integrated within or alongside the thickness of a party wall, sometimes in conjunction with the neighbouring property, resulting in chimney breasts that do not project too far into the room.

Given the considerable weight of bricks, almost akin to concrete, proper support is essential for any unsupported brickwork. Additionally, chimney breast bricks have often endured years of exposure to fire, making them dry, brittle, and susceptible to degradation. The party wall behind the flue is also compromised by fire exposure, undermining its structural integrity.

What some builders do or used to do

Historically, builders often removed chimney breasts without providing adequate support to the remaining stack, posing potentially significant dangers. There have been rare cases where a chimney stack collapsed into the bedroom below during the night. Fortunately, no one was injured, but the risk of fatality was significant.

Builders for some time have relied on the practice of toothing in bricks from the chimney flue into party or flank walls, known as corbelling. This technique is often inconsistent and sometimes absent, with vertical joints used instead. When toothing is well-executed and neighbouring flues are solid, the chimney might remain stable for years. However, this stability is often due to chance, as these decisions are typically made without consulting qualified engineers.

As an interim, some builders have employed makeshift support methods for removed chimneys. This could be in the form of additional brick or stone corbelling built into the wall, or by using industry-known “gallows brackets.” These brackets are triangular frameworks similar to shelf brackets and rely on all important bolts fixed securely to a solid wall top and bottom.

Gallows brackets present a challenge because they depend heavily on the top bolt, which can be prone to pulling out from the solid wall, a condition engineers refer to as tension. While bricks are strong when compressed (pushed), they are notably weaker when pulled apart (in tension). This is particularly the case when the brickwork is of poor quality or involves burnt bricks.

Between approximately 1970 and 1990, gallows brackets were widely accepted by Building Control Authorities, however few authorities permit them today. See below.

Survey Issues

Surveyors for banks and buyers are understandably concerned when they encounter a removed chimney stack with inadequate support. In some cases, a gallows bracket might be present in the loft. But if the chimney breast is removed on the lower floor and not on the upper, it is highly likely that there is no support in the first-floor joist area between the floorboards and the ground floor ceiling.

Often, neither the Surveyor or the Structural Engineer can observe the structure because it is concealed below the floor. Since their client is usually the buyer, it is impractical to make intrusive and potentially damaging exploratory work. Therefore, a Surveyor and Engineer must rely on their experience and judgment to provide the best advice to the bank or buyer. Sometimes, the owner must facilitate the inspection by employing a builder to expose the structure as requested by the buyer’s surveyor or engineer. This process is complex and may result in the owner needing to make repairs and redecorate with no guarantee the purchaser will proceed. Thus, it is essential for owners to ensure all necessary consents are in place ahead of time and, if not, to anticipate these issues by consulting their own Structural Engineer before placing the property on the market.

We have surveyed many chimney flues in loft spaces that lack adequate support. While they may have lasted over time, this does not justify leaving them unaddressed.

An unsupported chimney stack or one inadequately supported by gallows brackets with uncertain top fixings poses a safety hazard. It is vital to remedy this situation before it leads to a collapse. Although there is no immediate risk, unless significant construction work is planned, which could cause severe vibrations, proactive measures should be taken.

The only reliable support solution that will typically receive approval from Structural Engineers, Surveyors, and lenders is to install an RSJ (Beam) or beams directly under the long leading edge of the stack. Normally, there are strong load-bearing walls nearby that can support a suitable arrangement of beams, which a Structural Engineer can design. Any beams installed perpendicular to the stack and resting on the Party Wall must comply with the Party Wall etc. Act of 1991.

Structural Engineers’ Reports on chimney breast removal

An experienced structural engineer will typically express concern if a chimney stack lacks proper support from conventional steel beams resting on solid load-bearing walls. Even if the stack appears safe today and the chimney breast has been removed for decades, it is wise to recommend adding appropriate support. This precaution is especially important before any major construction occurs nearby, either on the same property or in adjacent homes. This is because vibrations could loosen unsupported or inadequately supported brickwork.

While immediate action may not be necessary if no significant construction is planned, we advise buyers to consider the cost of adding such support. The estimated cost for this work, including accessibility, availability of supporting walls, builder size, and professional fees, typically ranges from £3,000 to £5,000.

Learning points

1. If you are selling a property where chimney breasts have been removed, obtain a Structural Engineer’s Report. Follow the report’s recommendations or share the findings with prospective buyers.
2. If commissioning builders to remove chimney breasts, ensure they apply for Building Regulations Approval and have the support works properly designed by a qualified engineer. It is no longer acceptable to “agree” on solutions informally with local councils.
3. If you are buying a property where chimney breasts have been removed, you will probably need a Structural Engineer’s Report unless the seller can provide proof of proper completion of the works.
4. If you are a surveyor working for a bank or private buyer and notice that chimney breasts have been removed, even if long ago, relying on the “test of time” is insufficient. Risk remains for potential hazards during building work in the attached properties. You should recommend obtaining a Structural Engineer’s Report or advise a financial contingency for addressing any issues.
5. If you are a builder you should avoid leaving areas unsupported or using gallows brackets. Consult with a Structural Engineer and adhere to their expert advice.

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