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.

The post Conveyancing Solicitors Guidance Notes on Structural Engineers Reports appeared first on Structural Engineers Report.

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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Calling all industry professionals!

Has anyone in the industry had the chance to see/use/benefit from the above data which has just been published by the British Geological Survey? It sounds very useful indeed if it brings together not only the geological maps we are all used to, but in addition, information on building types and trees in particular in the case of classical clay subsidence.

The GBS promotional material lists the following considerations below. These are similar to those used in our own risk assessments that we use for our pre purchase Structural Engineers Reports but obviously brings together huge amounts of data which we cannot match individually:

• Geology including clay thicknesses/depths
• Building type and number of storeys
• Building age
• Drainage
• Tree proximity (the key one for clay soils)

All of the above apparently produces a combined hazard score.

Insurance companies and conveyancing professionals are likely to find the information invaluable. However, we engineers and surveyors will be quick to point out that there’s no substitute for a property-specific survey. Such surveys consider all factors, including internal alterations and condition, which even advanced tools like Google Maps and AI haven’t fully matched yet.

Any thoughts and experiences from fellow professionals would be most welcome once the data is in use.

If anyone would like to share knowledge on this subject please e mail Simon.pole@Ser-l.co.uk or comment on the SERL Linkedin page

The post The Property Subsidence Assessment (PSA) appeared first on Structural Engineers Report.

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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