This principle extends to structural engineers drafting reports and surveyors conducting routine domestic house surveys, even though these activities are separate from the design and specification of building works. If a property survey is conducted by someone lacking competence, errors will go unnoticed, and incorrect advice may be given. This could lead to clients purchasing unsuitable properties, especially if costly repairs are later needed that were not identified in the pre-purchase survey.

A recurring issue among structural engineers involves non-qualified individuals performing design calculations, as well as substandard reports being produced by junior staff and unchartered engineers. Although the consequences of poor reporting are generally less severe than calculation errors that could compromise a building’s structural integrity, both highlight the critical importance of competence.

Building a safer future

Competence was the central theme of Dame Judith Hackitt’s “Building a Safer Future” report, which has become something of a manifesto for building safety information. The Building Safety Act 2022 was enacted following the Grenfell findings, alongside the publication of British Standard BS 8670-1 2024, which establishes a competence framework for building safety. This framework aims to ensure major design projects employ individuals with the relevant experience and competence, fostering seamless information sharing and responsibility among the various professions involved in building design or refurbishment.

While inspecting buildings and producing structural engineering reports for residential properties is distinct, the same learning points apply. Clients should rightfully expect that those conducting such reports demonstrate both experience and competence.

What you need to achieve true competence

Competence is understood to arise from a blend of four fundamental elements:

1. A) KNOWLEDGE
2. B) SKILLS
3. C) EXPERIENCE
4. D) BEHAVIOUR

For someone to achieve true competence, they must possess the right balance of skills, knowledge, and experience, paired with suitable behaviour. The British Standard BS 8670:2024 frequently references these elements, abbreviated as SKEB.

Competence must pertain to the role of the individual, whether undertaking a site inspection to diagnose a structural issue, writing reports or dealing with clients regarding commercial and financial issues.

When conducting a structural engineers report site inspection to diagnose concerns like subsidence or roof spread, it is vital that the task be undertaken by a COMPETENT professional, as pre-purchase reports often necessitate immediate judgment. Delays for further inquiry, testing, or monitoring are impractical. Therefore, the author strongly recommends that such inspections and reports be carried out by thoroughly qualified Chartered Structural Engineers, capable of making accurate, informed decisions on the spot.

As outlined by the Engineering Council in the 2020 UK Standard for Professional Engineering Competence and Commitment (UK-SPEC) 4th Edition, various membership grades correspond to distinct levels of activity and function.

Table 1 of the Engineering Council Guidance clearly differentiates the expected competence between Engineering Technicians, Incorporated Engineers (IEng), and Chartered Engineers (CEng).

Moreover, the Institution of Structural Engineers’ professional Code of Conduct stipulates that ‘members shall undertake only those tasks and accept only those appointments for which they are competent’.

In summary

The consequences of the Grenfell fire tragedy forced the entire construction industry to take a close look at itself leading to noticeable improvements across the sector.

In particular, it is not clear that only those with demonstrable skills and competences should undertake the design of a particular building suited to their skills. This principle should extend to all professional services, including Structural Engineers Reports, especially at the point of sale. Limited time is often available to inspect and report on findings, and critical life decisions, such as whether to purchase an expensive home, hinge on the quality of this advice.

It is therefore essential for clients to engage only chartered Structural Engineers with proven competence in the specialised field of residential surveys and reports.

Image by monikazoran from Pixabay

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The number of enquiries we have received for Structural Engineers Reports during July and August of this year has been at record levels, reflecting the dry summer and the consequential cracking and subsidence of our housing stock.

Fortunately, most damage is minor and can easily be dealt with via simple inexpensive crack repairs.

The most important issue is to establish the likely cause of the cracking and to try and prevent future worsening of cracks. This may involve addressing problematic trees, particularly on clay soils, or repairing leaking drains, which is less common on granular soils and generally not linked to dry summers.

For sellers – a Certificate of Structural Adequacy

For those currently in the process of selling their house it is important to check there are no significant cracks in the property. If there are, the sale process can normally still proceed but it will be a much smoother process if the vendor obtains an up front Structural Engineers Report which can be shared with prospective buyers. In cases where the report is favourable SERL can, by separate, additional, agreement, issue a Certificate of Structural Adequacy.

For buyers – a Structural Engineer’s Report

For those buying a property at this time it is more important than ever to check the property is sound and is not showing signs of subsidence, or cracking which might indicate the early onset of subsidence. Only a Structural Engineers Report will provide this sort of information although a RICS Surveyors Report will often provide initial useful general guidance. 

More information provided by the Met Office on the 2025 drought:

The UK has experienced one of its driest and warmest summers in decades, according to the latest data from the Met Office. The severe drought conditions seen in 2025 have followed what was already the driest spring in over 100 years, with rainfall between January and July at its lowest since 1929. By mid-May, rainfall was nearly 30% below average, and summer rainfall has since remained far below normal levels, with the UK receiving just 72% of the typical summer precipitation by mid-August.

The most affected areas have been central and southern England and much of Wales, where rainfall levels dropped as low as 59% of the long-term seasonal average. Scotland fared slightly better, with some regions seeing closer to average rainfall. The Met Office attributes the prolonged dry period to persistent high-pressure systems that deflected rain-bearing weather fronts away from the UK.

The impact of drought on agriculture

The drought’s impact has been widely felt across agriculture, water resources, and ecosystems. Supermarket chain Waitrose reported that the autumn harvest began nearly two weeks early due to heat stress on crops, while some vegetable yields, including broccoli, have declined by more than 50%. Water usage restrictions have been introduced in parts of England in the form of hosepipe bans, and farmers have raised concerns about long-term soil degradation and crop viability if dry conditions persist into the autumn.

Although summer 2025 has not yet officially surpassed the infamous 1976 drought, which remains the benchmark for extreme dry weather in the UK, the Met Office and other climate analysts note that 2025 is likely to be remembered as one of the most impactful in recent memory. The combination of unusually low rainfall, sustained high temperatures, and repeated heatwaves, four in total, has created conditions of widespread water stress.

Government action needed on water conservation

The likelihood of continued drought remains high. Without significant rainfall in September, long-term water reserves and groundwater levels may not recover adequately before winter. The Met Office has urged both government bodies and the public to conserve water and prepare for the potential of extended drought into the later months of the year.

In conclusion, this summer has not only tested the UK’s agricultural resilience but has also highlighted growing concerns around climate volatility. With droughts expected to become more frequent and intense due to climate change, the events of this summer serve as a stark warning for the need to prepare for the future.

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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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