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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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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An introduction to cracks

Many people often have concerns about cracks present in their homes or those they plan to purchase. Whether the cracks are small or large, there is often uncertainty regarding their severity. This second article in the series explains “cracking” in more detail and provides guidance on when it is necessary to be concerned. Additionally, it aims to reassure readers that not all cracks are indicative of serious issues.

A background to cracks

It is only natural that cracks in a property can cause concern. Whist many cracks turn out not to be serious, those which become a genuine concern, can start off as small, minor cracks. Cracks in buildings can also cause concerns among surveyors, lenders, and insurers, which can result in challenges when buying and selling property and occasionally impact property prices.

Firstly, it’s important to say that most building materials occasionally crack. At the smaller end of the scale they shrink and expand due to changes in the environment. Those changes might be due to stresses and strains, which can lead to more significant implications, or just changes in moisture or temperature levels from one season to the next. These are less problematic. The more brittle the material, the more likely it is to be prone to cracking when exposed to any changes in its environment. This is why modern plaster and some external renders crack so easily due to their brittleness.

The most common building materials seen with cracks are either internal plaster or external brickwork and cement renders.

Most people notice cracks inside their homes first, as they are constantly exposed to this environment. And cracks on the exterior may also be quite noticeable, especially those near the front door. However, cracks in less obvious areas outside, such as the sides of the house or hidden behind garden shrubs, often go unnoticed by many homeowners. We often point these out during our surveys revealing that the owner were unaware of them.

Some small cracks might be recent but are continuing to widen so could be a problem in the future, whereas a larger crack might be very old and dormant, therefore less of a concern.

We need to differentiate between cracks which are a personal concern of the homeowner, and those which present a structural concern. The two are quite different and so Engineers and Surveyors need to appreciate this point. Cracks which worry many homeowners, and indeed those Surveyors associated with mortgage Surveys, may only range from a hairline width to perhaps 2 or 3mm wide.

In contrast, a Chartered Structural Engineer and the building industry does not, in general, become concerned until a crack widths is typically 5mm wide AND is becoming progressively wider. That said, as Structural Engineers we understand the concerns of owners and buyers and the practical issues associated with obtaining mortgages and Building Insurance.

A good Structural Engineer will appraise the implications of any cracks and present the report in a way that is readily understood by the public and crucially reflect both their concerns and the practical implications for obtaining mortgages and building Subsidence Insurance.

When construction projects are in progress and in the event, neighbouring buildings are damaged, the Party Wall Etc Act 1996 usually deals with the resulting damage and there is time to investigate and propose alternative solutions. In contrast, at the point of sale, Structural Engineers do not have the luxury of time to investigate, dig holes and monitor cracks, so a more decisive conclusion must be reached to assist the buying process.

The much quoted Burland Scale which categorises cracks together with the British Research Establishment Document number 251 1995, will be the subject of a future article.

Minor cracking

The following might help you when looking at cracks that are between a hairline to 3mm range.

Cracks which are not usually a problem

• A crack that is located in a non load-bearing structure, such as a lightweight partition or in a piece of wooden joinery. Be aware that some timber stud walls can be load-bearing.
• An internal crack that occurs at a junction between abutting a wall or between a wall and the ceiling.
• A crack which only occurs internally, within an external wall, but does not occur in about same location externally.
• A very old, dark and dusty crack, which occurs in a structural wall, inside and outside in the same location but shows no signs of ongoing movement. Simple correct resin repairs may be the solution to keep the property strong and robust. A further article regarding crack repairs will appear soon. 

But what about more serious cracks?

Cracks which are either larger, more than 5mm, and smaller cracks of a particular type which progressively become larger, may be a cause for concern.

As we have said previously, there is a distinction between cracks which are of personal concern for the homeowner compared to cracks which are of a structural concern and where major repair might be required. A homeowner who isn’t planning on moving may well be able to take longterm pragmatic action towards the cracks which occur in their home, providing they receive the correct structural advice and are subsequently reassured. In contrast, even small but progressive cracks can cause disruption to the buying and selling process and so it’s important to consider the position of the reader.

Identifying more serious cracks

In general terms, cracks which are of some structural concern usually include the following:

• Recent cracks in external walls, throughout the thickness of the wall, appearing both inside and out and seem to be getting wider year on year. In London and the Home Counties, London Clay and trees combined tend to cause most subsidence cracks. A future article will look at geology, trees and the general causes of subsidence.
• Diagonal AND tapered cracks in external walls, inside and out. These types of cracks tend to propagate from the top of a building and move downwards, as a result of what we call rotational movement of a building. This is perhaps counterintuitive when considering foundation movement and subsidence as many people might reasonably look for cracks close to the ground first! Subsidence and crack pattern will be explained in a future article.
• Cracks wider than 2 or 3mm may concern a pre-purchase surveyor and impact the sale transaction process even though the damage is slight in structural engineering terms.
• Cracks wider than 5mm start to become more serious to the structural engineer and whilst safety is not an issue, it becomes more important to establish causation and properly engineered repair solutions.
• Cracks larger than about 20 to 25mm can start to impact structural performance and possibly safety so must be taken very seriously.

Conclusions

Cracks can elicit strong emotions in property owners, buyers and lenders, and Insuring Institutions.

The reasons for worrying about cracks are understood by an experienced and expert Chartered Structural Engineer, who can normally provide reassurance and clear guidance for action and repairs.

In general, Structural Engineers and the building Industry tend not to worry about smaller scale cracks as they rarely have an impact on the structural performance of a building and can usually be repaired easily and inexpensively, much like a dent in the bodywork of a car. Preventing cracks from reoccurring, however, is often more challenging, similar to preventing dents on a car.

In summary, cracking in general tends to worry many people perhaps unnecessarily, particularly during the stressful period of buying and selling property.

This article has given advice for what to look for in cracks, either minor or more serious, but must be regarded as very general advice since each and every property is different.

A Chartered Structural Engineer with specialist knowledge on cracks in residential buildings is the most appropriate property consultant to advise you on such matters.

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Simon Pole BSc C Eng FIStructE MICE MRICS MAE

Simon is well known within the profession and has regularly provided training courses and lectured at The Institution Of Structural Engineers and the Party Wall Society together at numerous firms of Chartered Surveyors.

SERL Pole Structural Engineers Reports is a specialist company advising all manner of buyers, sellers and owners of residential property in London and the surrounding area.

This article, together with several further blogs to be published shortly, is an introduction to cracks in buildings, explaining in simple terms what they are, why they occur, whether they are something to worry about and what to do about them.

This article introduces the topic and covers:

• What is a crack?
• Why do we worry about cracks.

Introduction to cracks

Cracks are, understandably, a very emotive subject. Our property is usually our largest financial investment and anything which appears to damage it, can be a worry. The very mention of cracks conjures up images of something breaking or not being strong enough and, in rare cases, be a significant problem involving health and safety. Normally cracks are just a nuisance that can be dealt with quite routinely. Whilst repairs are often routine, the prospect of them reoccurring is often high and reducing the risk of them reoccurring or eliminating such risks in the future is far more difficult. A structural Engineer can help you appraise this risk. See later article on Building Insurance issues.

In most scenarios, cracks are more routinely repaired, a bit like a dent in the bodywork of a car, and can normally be lived with. This article provides clarity on the subject and offers some reassurance.

1. What is a crack?

In simple terms cracks are the “pulling apart” of brittle materials, whether bricks, plaster or render.

Most domestic property is built using clay bricks, which are strong when compressed but relatively weak when pulled apart or “in tension”.

Cracks generally occur when there is a change of circumstance or environment either to the wall surface itself, for example temperature or moisture changes, or more significantly when there are changes to the volume of the supporting subsoil:

• • Changes in moisture and temperature result in minor effects such as normal plaster or render cracks.
  • Where there has been recent building work there may be slight changes to weight loading stresses.
  • When all other factors are stable but there are changes in ground conditions, for example, the drying out of London Clay soil due to trees sucking moisture from the soil, can cause varying degrees of cracking. See later articles.

2. Why do we worry about cracks in our homes?

Whether buying or selling a home, cracks can be a major issue, and up to 75% of our Structural Engineers Reports for properties in London and the surrounding area, arise at the point of sale for this reason. The remaining 25% tend to be for existing homeowners worried about cracks and whether they should notify their Insurance Company.

There are all manner of reasons to be concerned about matters of movement and cracking, whether buying or selling, as a Surveyor of property responsible for mortgage valuation or as a bank, Building Society or an Insurance company considering household insurance risks. Solicitors and Estate Agents advising the various parties will also want to understand the risks involved.

Cracks of any sort tend to be a warning for what could be a problem. They may not necessarily an issue but their sudden appearance and widening over time or reoccurring in newly decorated walls may indicate a problem. It is the not knowing which often causes concern and the need for our advice and reporting.

Other professions will not mind me saying that it is only when a Chartered Structural Engineer inspects and reports on cracking and movement that the client tends to be completely reassured. The training of other property professionals might include a general awareness of cracking and movement but their many areas of expertise covers so many other aspects that they cannot be expected to be experts in each particular specialism. Much like a GP Doctor who will provide an initial opinion, then refer the patient to a specialist for particular aches and pains within those particular organs, muscles and tendons etc.

For the above reasons it is increasingly common for Surveyors and other property professionals to recommend a structural engineers report.

More detailed articles will shortly appear to assist each property profession but the following points are the key reasons why each party to a typical property sale might have cause for concern:

• • • The homeowner

You have an immediate vested interest and therefore need to be reassured that your property is safe and strong, whether simple repairs are required or more detailed investigations and repairs may be required. You could also need advice before notifying your insurance company, either in general or for concern of non disclosure, which may jeopardise a future insurance claim, increased premium or even removal of subsidence cover. Some Insurance companies ask for a structural Engineers Report to accompany a claim in the first place.

• • • Selling your Home

Discerning vendors and their selling Agent are more often obtaining a Structural Engineers Report at the commencement of marketing their property, either generally or because of a specific crack or structural defect which they have not repaired, which might concern a prospective buyer.

Providing a Structural Engineers Report pre sale can reassure potential buyers and provides transparency, which increases confidence for the buyer.

All too often we are asked to report for buyers at the eleventh hour, for example, prior to the exchange of contracts and the buyer becomes nervous quite unnecessarily.

• • • The buyer

Most Structural Engineers Reports stem from the General Survey (RICS level 2 or 3) link to RICS or during the Bank Surveyors mortgage valuation. Our report may, therefore, either be for the peace of mind of the buyer or might become a third party requirement. It is particularly important the Structural Engineers Report is prepared by a fully qualified, Chartered Structural Engineer (CEng MIStructE qualifications), since only they will normally have both the expertise and minimum qualifications expected by the Bank, Building Society or Insurance company. Note, a graduate Engineer or Associate Member of a Built environment profession is not a chartered Structural Engineer so do check this carefully to avoid the need for paying for two reports.

A good Structural Engineers Report should provide clear, jargon free advice indicating whether you are able to proceed with the purchase or not, and if any repairs might be involve together with an order of cost.

• • • The Estate Agent

A discerning Estate Agent will appreciate the benefits of an early Structural Engineers Report, to indicate anything serious and for the vendor to have a report they can show to prospective purchasers. This can avoid the last minute problems created by waiting to see whether the buyer or their Surveyor or solicitor calls for a last minute Structural report.

• • • Buyers Surveyor or valuation survey

The majority of Structural Engineers Reports stem from a general Survey of some sort, whether for the buyer or the lender. If they are via the mortgage or Insurance provider they will be essential. If they are for your own peace of mind but a strong recommendation by your GP Surveyor then of course most people will take this advice. It is important, however, to clarify with the Surveyor and specifically what the structural concerns are. For example, are they confined to one particular crack in a bay window, or are there general concerns for the entire property. Most firms of Engineers offer two distinct types of report with different price points; either a specific defect report only or a more general movement report.

• • • Buyers Solicitor

A discerning conveyance solicitor will strongly recommend obtaining various specialist reports or a Surveyors report. This might not be confined to cracks and movement but increasingly common is if there has been any structural alterations, walls or chimneybreasts removed etc without Local Authority Building Regulations consent. Note this is not the same as Town Planning or permitted Development rights.

• • • Buyers lender

The bank or Building Society will need to understand whether any structural issues raised by the Surveyor are serious. The context for this is financial risk generally but particularly in the unlikely event of a repossession and whether the property is easily resold.

If there are expensive structural repairs involved and a mortgage applicant is heavily dependent on a large mortgage with few savings, they might not be able to fund the repairs.

• • • Insurance Companies

Whether for a current owner or for new Insurance associated with a purchase and mortgage offer, Insurers play an important role which is often misunderstood.

For an owner, an Insurance company may receive notification of an insurance claim for repairs. For a buyer, the prospective Insurer will want to know whether there are any current problems with the property or whether there is pre-existing damage.

Insurers are only in the business of Insuring for certain repairs which are not covered by routine maintenance; for example, fire, flood or subsidence. They are not interested in general maintenance, routine repair or neglect. Crucially they only deal with essential repairs to subsidence damaged property, for example, and are not obliged to prevent similar damage from reoccurring in the future. They do not deal with defective design or workmanship issues by a builder or a designers’ shortfall. A more detailed article will follow.

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