A structural engineer’s report is usually requested when there are signs that a building may have a structural issue that needs further investigation. Mortgage lenders and insurers commonly ask for these reports to gain a clearer understanding of any potential risks before making lending or insurance decisions.

The report itself is typically prepared by an accredited structural engineering consultancy and is designed to answer one key question: is the property structurally sound, or does it require further action?

Why would a mortgage lender request a structural engineer’s report?

In most cases, the process begins during a mortgage valuation or home survey.

Surveyors are trained to identify warning signs, but they are not there to carry out detailed structural investigations. If they notice something that could indicate a problem, they’ll often recommend that a structural engineer take a closer look.

You might see comments in a survey such as:

“Evidence of possible movement noted. We recommend further investigation by a structural engineer.”

For mortgage lenders, the issue is largely financial. The property is being used as security for the loan, so they need confidence that it is structurally stable and likely to retain its value.

If a survey highlights concerns such as:

• Large cracks in walls
• Sloping floors
• Distorted or leaning walls
• Sagging roofs
• Evidence of previous structural alterations

the lender may put the mortgage application on hold until a structural engineer has assessed the property.

The engineer’s job is to determine whether the issue is simply cosmetic, the result of historic movement, or evidence of an active structural defect that requires attention.

Suspected subsidence

One of the most common reasons a structural engineer’s report is requested is suspected subsidence.

Subsidence occurs when the ground beneath a property moves unevenly, placing stress on the structure above. Common warning signs include:

• Diagonal cracks around doors and windows
• Doors and windows sticking
• Uneven or sloping floors
• Gaps appearing between walls and ceilings

However, it’s important to remember that not all movement is a cause for concern.

Many older properties display signs of historic settlement that occurred years or even decades ago and has since stabilised. A structural engineer can determine whether the movement is historic and harmless or whether it indicates an ongoing problem.

This distinction is often crucial, as it can influence whether a mortgage lender is willing to proceed.

Structural alterations and renovations

Lenders are also cautious when a property has undergone structural alterations.

Popular home improvements such as:

• Open-plan living conversions
• Removal of chimney breasts
• Loft conversions
• Property extensions

can all affect how loads are distributed throughout the building.

If there is limited evidence that structural supports or steel beams were correctly installed, a lender may request an engineer’s report to verify the work.

Fortunately, many reports conclude that the alterations have been carried out satisfactorily and that the structure is performing as expected. This provides reassurance for both lenders and prospective buyers.

Roof movement and structural concerns

Roof structures can also trigger requests for structural inspections, particularly in older homes.

Signs that may raise concern include:

• Bowing external walls
• Sagging rooflines
• Roof timbers spreading apart
• Visible distortion in the roof structure

Again, the key issue is whether the movement is continuing or whether it forms part of the building’s natural ageing process.

A structural engineer will assess the severity of the movement and recommend whether repairs, monitoring, or no action at all is required.

When do insurers require a structural engineer’s report?

While mortgage lenders focus on protecting their investment, insurers are primarily concerned with future risk.

Properties that have experienced subsidence, structural movement, flooding, fire damage, storm damage, or impact damage can present a higher likelihood of future claims.

As a result, insurers may request a structural engineer’s report before offering cover or approving repairs.

This is particularly common where a property has previously been underpinned. In these situations, insurers often want confirmation that the remedial work was successful and that no further movement is occurring. 

What happens after the report is submitted?

Many people worry that a structural engineer’s report will automatically uncover serious defects. In practice, the outcome is often far more reassuring.

Quite frequently, the report confirms that visible cracks or movement are historic, stable, and unlikely to affect the property’s structural integrity. In these cases, mortgage applications and insurance policies can usually proceed without issue.

Sometimes an engineer may recommend monitoring the property for several months to confirm that movement has stopped.

Where genuine structural defects are identified, remedial works may be recommended, such as:

• Underpinning
• Drainage improvements
• Roof strengthening
• Installation of additional steel supports

Once these issues have been addressed, lenders and insurers are often willing to proceed.

A structural engineer’s report doesn’t necessarily mean bad news

It’s important to remember that a request for a structural engineer’s report is not a sign that a property is unsafe or a poor investment.

Surveyors are trained to be cautious, and mortgage lenders naturally prefer certainty when making lending decisions. The purpose of the report is simply to replace assumptions with professional evidence.

In many cases, what initially appears to be a significant concern turns out to be a historic issue or a manageable defect that poses little ongoing risk.

By obtaining advice from a qualified chartered structural engineer, buyers, homeowners, lenders, and insurers can make informed decisions based on facts rather than speculation.

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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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