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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While the majority of our structural engineers’ reports result from surveyors reports’ and lenders’ valuation surveys, an increasing number of reports are arising from buildings insurance and specifically subsidence cover issues.

These problems include:

1. a) Buyers who are unable to obtain subsidence insurance
2. b) Buyers who are unable to secure a mortgage because of historic underpinning or insurance claims.
3. c) Vendors who are unable to sell their home as there is no subsidence insurance in place.
4. d) Vendors who are unable to sell their property because of historic underpinning or minor subsidence claims and superficial repairs, for example, redecoration.
5. e) Owners insurance premiums increase or even withdrawn without notice.
6. f) Owners who require a structural engineers report to support their application for new insurance terms
7. g) Owners re mortgaging are asked for a Certificate of Structural Adequacy to secure new funding even thought current insurance includes subsidence.
8. h) Owners subsidence insurance is withdrawn after they have made a claim or even merely notifying the insurer of damage without submitting a claim.

So why are there so many insurance problems related to subsidence?

Readers will see from the points above that the entire property chain, ranging from simple home ownership to buying and selling, is fraught with subsidence insurance issues.

Whilst we are not insurance experts, we believe that many of the issues arise from a simple lack of understanding of the subject. The following points are clear to us:

1. a) Property prices are so high that the general public, including insurance company employees, instinctively view cracks in buildings, such as houses and flats, as a significant concern or risk.
2. b) Most people believe that any cracks in houses are an issue, however, most are not.
3. c) Many people think that cracks in houses are expensive to repair and will jeopardise the process of buying and selling a property. In reality, most cracks are neither serious nor expensive to repair especially when compared to the property’s value.
4. d) Insurance companies do not employ technical experts, such as chartered structural engineers, which means they often don’t fully understand the technical issues. Instead they rely on binary computer-generated answers to standardise questions, which is too simplistic a methodology.

Discussion

The starting point with all of these issues is the “risk” specifically “perceived risk”. It all stems from a misunderstanding of how buildings behave and what cracks mean or do not mean. Fear of the unknown perpetuates anxiety until an experienced Chartered Structural Engineer provides a report and clarifies the situation.

It is a requirement of any domestic mortgage that the buyer or owner includes subsidence insurance as part of their buildings insurance policy. The insurance industry provides associated insurance and has to price the risk and ensure premiums to cover the overall costs and contribute to profits, similar to other types of insurance.

Between the 1970s and the 1990s, insurance policy excesses were typically low, around £500. Consequently, large numbers of the public did not hesitate to file insurance claims for minor issues such as small cracks or seasonal movement since the cost of repairs and redecoration nearly always exceeded the policy excess. As an unintended benefit, this often resulted in many rooms being newly decorated leaving them as good as new.

Whilst this article is not the place for a technical engineering thesis, it is fair to say that the subsidence industry, including engineers and surveyors, were somewhat overzealous when dealing with small amounts of cracking. This resulted in expensive underpinning schemes being carried out at huge cost, which was disproportionate to the cost of simply repairing the damage and dealing with offending trees. This legacy has resulted in owners, buyers and insurers being nervous of the terms ‘subsidence’ and ‘underpinning’ as these convey both expense and risk!

These days, it is uncommon to see properties being underpinned. Instead, issues such as tree roots or leaking drains are addressed, followed by straightforward and cost-effective crack repairs.

Insurance primarily aims to repair and restore the pre-damage condition rather than improve it or prevent future damage. A helpful analogy is that of a vintage car: if a fault develops, it is repaired, but the car does not become like new, and the same issue may arise again. Insurance companies have become more stringent in handling claims and prefer to repair damage even at the risk of future repairs, as this is potentially less costly than investing significantly more to prevent recurrence.

As a consequence, the cost of insurance per claim has reduced significantly, yet many household insurance companies are unprepared to offer simple and affordable terms to most domestic homeowners. This leads us to believe that the past perception of expensive underpinning is unfounded.

Why do we all worry about cracks?

This article is not a technical thesis on cracks and the human and engineering implications but it is important to emphasise that most of the issues discussed here are a result of people misunderstanding cracks and what they mean for residential property. Those interested to read more can see separate articles on our blog website about subsidence and minor cracks.

Previous claims and underpinning

Insurance companies often penalise property owners or buyers who have a history of previous insurance claims, especially if underpinning has been carried out. While various issues may arise from this stance, it often lacks sense from a technical and engineering perspective. Insurance firms most likely use simplified algorithms for these evaluations, as employing a structural engineer to assess each case individually is unrealistic. However, property owners or buyers can seek their own expert by employing a chartered structural engineer to assess the situation more accurately and provide a structural engineers’ report.

In the majority of our inspections and reports, where previous insurance claims have been made or underpinning has been carried out, we find that the current and future risks are no different to those of many similar properties in the same geographical area, sharing a similar architectural style and foundations. With over 30 years of experience, it appears that the criteria used by insurers and brokers are far too simplistic, leading to broad generalisations that cause problems for numerous homeowners and potential buyers.

What should you do?

Most of the issues discussed are unfortunate and frequently avoidable if there was a greater involvement of engineers in the decision-making process. This is unlikely to change given the sheer size of the insurance world. However, homeowners and potential buyers can significantly influence the decision making processes by exercising due diligence. This involves appointing an experience Chartered Structural Engineer to advise them. And the insurance company should be reassured by the subsequent detailed report. At the very least, it will provide essential engineering facts and give the insurance company concrete information on which to base their decisions (no pun intended!).

Although this is an extra task and expense, it can be crucial for securing subsidence insurance, which may affect the ability to purchase certain properties. For existing homeowners, it may significantly impact future annual insurance premiums. In many cases, the report’s cost can be recouped within one or two years through substantial insurance savings.

Should you require further advice or have any questions then do call SERL on 020 8161 9900 or contact us and we’ll be delighted to help.

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Selecting builders and trades people poses numerous challenges for the public, a difficulty even industry professionals encounter. However, there are some helpful tips and pitfalls to watch out for. Having worked in the industry for 40 years, and conducted surveys and inspections where issues have arisen, I thought it might be useful to share my experiences to assist homeowners.

An overview

The public often has a negative perception of the building industry, anticipating unreliable suppliers, unexpected costs, and project delays. However, this perception does not reflect the experience of professionals within the construction sector. How can you as homeowners benefit from this insider knowledge?

The industry does have systemic issues within certain parts of the industry, being largely unregulated and populated by individuals with varying levels of experience and often lacking formal qualifications.

While the Internet offers easy access to suppliers, and numerous websites display impressive profiles for “approved” contractors, navigating these options can be a minefield despite improved quality assurance from these portals.

Often, as consumers, we contribute to problems in construction projects by prioritising the lowest price over detailed briefing and specifications, and wonder why it then goes wrong! We rarely buy the cheapest clothes or television or anything else in our lives that matters so why would we use this basis when working on our own homes which is probably our most expensive and prized asset of all?

The larger construction companies have stopped hiring apprentices or providing in-house training. Instead they prefer to outsource to specialised subcontractors, such as plumbers and electricians, hiring them as needed and releasing them once their tasks are completed. Many of these specialist trades operate as small businesses or independents, lacking the resources, financial stability, or job security to train employees on a permanent basis. Consequently, the industry is dominated by “one-man bands,” which limits opportunities for “on the job” learning and skill sharing, ultimately undermining quality and craftsmanship.

So how do you find the right person for the job?

Firstly, what to not to do when looking for a builder

Do not rely solely on the Internet, attractive advertisements, or professionally branded vehicles when selecting a builder as appearances can be misleading.

Even websites that verify a company’s proficiency often prioritise advertisers over those with established reputations who don’t require advertising as they have plenty of work.

While these portals might perform due diligence on the financial stability, insurance, and customer satisfaction of a company, they do not necessarily assess the technical competence to do the work. The technical ability to execute projects to a high standard, which professionals in the construction industry can confirm, is the most important criteria. Most builders recommended by architects and engineers do not need to advertise for work.

DON’T ask a friend

Asking for recommendations from friends or neighbours is a common approach which may work occasionally but usually doesn’t end well in our experience. While they often mean well, friends may recommend a contractor based on traits such as being “nice” or punctual, without the expertise to assess the technical quality of the work. For example, they might not recognise whether the right materials were used or if they meet the necessary strength requirements.

Other factors

Additionally, numerous financial and contractual issues deserve attention.

Questions such as whether your documentation forms a legally binding contract, if the pricing is fair, or whether payment should be made upfront are vital. It’s important to determine who is responsible for notifying local authorities under Building Regulations. Whether the Party Wall Act is applicable, and if landlord consent is necessary for flats or leaseholds. Also whether there are adequate plans and documentation to satisfy a landlord’s requirements.

Homeowners often face numerous complex issues they are unlikely to understand, and it may not be in a builder’s interest to clarify these matters fully. Some builders are unaware of when work needs to be reported to the Local Authority under Building Regulations or the Party Wall Act 1996, leading to complications that could be easily avoided. Even when projects seem to proceed smoothly, lacking formal approvals and paperwork can complicate future buying and selling of a property.

What should I do when looking for a builder or trades person?

The best course of action is to consult and appoint an industry expert, such as a professional, to manage the challenging tasks for you. This includes preparing specifications, scopes of work, and associated drawings, as well as obtaining quotes from their exclusive list of builders.

Chartered Architects, Chartered Building Surveyors, and Chartered Structural Engineers in London have dedicated their careers to making these precise selections for clients such as you.

You may think this sounds expensive, but be assured, faulty building work is far costlier than doing it right the first time. Building projects are inherently expensive. However, poor workmanship can lead to even greater expenses, beyond just monetary costs. The stress, delays, and lack of control contribute significantly to the overall burden, both financially and emotionally.

It is important to research and find the right professional based on their expertise, type, and size of work. As long as they are chartered and qualified, you should receive unbiased and professional advice.

If a project is too small, too specialised, or involves only one or two trades, local and smaller professional practices are only too happy to assist their local community by recommending suitable specialist contractors. This guidance is often offered as a professional courtesy and typically does not incur any charges.

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On the residential property scene, whether buying and selling, or carrying out building work, the following descriptions are useful.

Chartered Surveyor

Often referred to as a “General Practice” Surveyor this surveyor will have a broad knowledge of property and a general understanding of buildings and construction, but not to the same extent as a Chartered Building Surveyor (see below).

The three main types of pre-purchase home survey or report are normally undertaken by a General Practice Chartered Surveyor and may include a valuation for mortgage purposes. These are:

RICS level 1 Home Survey – for conventional property, already in reasonable condition; involving a visual inspection and a simple traffic light system of reporting on condition but excluding advice on repairs and ongoing maintenance.

RICS level 2 Home Survey – an intermediate survey, involving more extensive inspection and reporting than level 1 for conventional construction in reasonable condition; with more detailed reporting on the condition and importance of the issues raised.

RICS level 3 Home Survey – for older larger or run down, unusual, or greatly altered properties or if planning major works. This more detailed report will identify issues of concern and probable cause and make recommendations for remedial works, sometimes with costs, if agreed in advance.

You can find more guidance about RICS Home Survey Reports at the RICS (Royal Institution Of Chartered Surveyors) website.

Chartered Building Surveyor

A Chartered Building Surveyor is more commonly hired for commercial construction projects, than a residential property and has a higher level of technical skills than a General Practice Surveyor. They are more likely to undertake RICS level 3 Home Surveys and are sometimes involved in specification and design work, supervision, and arrangement of building works. They would not normally advise on valuation. A Building Surveyor may also undertake further investigations of defects uncovered during the various RICS surveys, of a non-structural nature such as water ingress problems.

Quantity Surveyor

A Quantity Surveyor is an accountant of the building industry. They specialise in providing independent costing advice for building works and repairs and require technical drawings and specifications to price accurately.

Chartered Structural Engineer with CEng MIStructE qualifications

A properly qualified Chartered Structural Engineer is the best person to appraise any sort of structural problem such as cracking, movement, or issues with floors, roofs, or bulging walls. CEng stands for Chartered Engineer, and MIStructE stands for member of the Institution of Civil Engineers.

Always look for a Structural Engineer with the proper qualifications and relevant experience. A Structural Engineer’s specialist expertise is important. For instance, a bridge or motorway design engineer will not be as knowledgeable about residential properties. This applies particularly to surveying older houses and period homes which benefit from years of hands-on experience, rather than numerical calculation and theory. So, it is essential to choose a Structural Engineer with the right skills and knowledge for the job.

Chartered Civil Engineer with CEng MICE qualifications

Some qualified Civil Engineers have diversified into the small-scale residential design sector and occasionally carry out residential reports. However, this is not commonplace, as most lenders and insurers stipulate the MIStructE qualification. As above, someone who is trained in the design of motorways and marine structures may not be suitable for a residential project unless their CV clearly indicates extensive experience in this area.

Graduate Engineers and part-qualified Engineers

We are aware of instances where homeowners have instructed postgraduate engineers who have only recently graduated or who have achieved an intermediate qualification but are not fully qualified Chartered Structural Engineers. This has led to abortive instructions and duplicate professional fees when lenders and insurers reject their reports because of insufficient qualifications regardless of experience, so do be careful.

Project Manager

Project Manager is a term that’s often misunderstood and should not be confused with being the manager of a building contractor. The building industry is dependent on the use of subcontractors for various trades such as electricians and plumbers. Subcontractors are usually hired by a building company known as the main contractor, which has been employed by the property owner. A project manager might be hired to help arrange, oversee, plan, and monitor the works on behalf of the client but it will be the main contractor or builder who is responsible for the delivery of the project.

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