To begin with, it is important to recognise our level of specialisation and expertise. While a Surveyor possesses a general knowledge of various matters, similar to that of a GP Doctor, we as Chartered Structural Engineers have dedicated our studies and training to structural engineering. This includes areas such as stresses and strains, building construction, soil geology, and foundation design.

We conduct regular inspections of structural defects, and given that UK and London housing stock often utilise uniform construction materials and foundation types, we are well versed in identifying likely building defects and determining their probable causes.

Here are some key aspects of our process:

1. Client instructions: We first understand the concerns and context of the client, whether they are buying, selling, need an insurance assessment or just have general structural concerns. The report’s purpose is crucial, whether for peace of mind or meeting mortgage requirements. Issues might be localised, like a crack in a bay window, or more general signs of movement and subsidence. Or lack of building regulation approvals

2. Pre-site research: Each property is different and requires careful pre-visit planning, including travel logistics and key arrangements, which can impact time and cost. Especially fitting in with the owners or occupiers and accessing keys for the property. We consider access, health and safety concerns, and other specific site issues, particularly in derelict properties.

3. Geology maps: Geology maps are essential as we assess soil types, which influence subsidence patterns in relation to trees, drains, and watercourses. We focus on clay soils, when present, for tree-related subsidence risks such as location and size, and sand and gravel soils for potential drainage issues. Particularly as cracked drains can cause the softening or erosion of the soil supporting the foundations.

4. Review of maps and photographs: Google Maps and historical photographs provide insights into property type, architecture, and historical defects. These images assist us in understanding the property’s structural history and surroundings.

5. Meeting the agent or owners/occupants: We introduce ourselves on site, explain the process and duration, and gather historical information about the property’s condition and repairs. Diplomacy is crucial since property owners are often unaware of our specific role, especially if concerns have already been flagged by another surveyor.

6. The survey:

In general

The starting point for our visual inspections, supported by binoculars, is to view the property from some distance away. From this view, point we can assess sloping windows or brickwork indicating settlement.

We analyse tree and drain locations concerning any cracks. We then view the property from the inside conducting a detailed walkthrough where we assess the general layout and condition. It will also tell us whether any major walls have been removed that might contribute to our assessment together with the location of the staircase, in the case of high flank and end of terrace walls, where leaning or bulging walls might be an issue.

In detail

The General Movement Report assesses each primary loadbearing wall, initially from the exterior followed by the interior, to evaluate its alignment, level, and vertical integrity, noting any substantial leaning or bulging. Each wall is inspected for significant cracks in the brickwork or pointing that could indicate structural movement. These cracks appear in both the interior and exterior at the same location, penetrating the full thickness of the wall and measuring approximately 2-3mm or more. Smaller or randomly oriented cracks are generally not a concern. Crack measurement gauges are employed when precise crack widths need to be measured and compared between the interior and exterior.

We use a spirit level to check vertical and horizontal alignment of brickwork, door and window fills where appropriate. For example, where suspected long term settlement or subsidence had taken place. These confirm our visual impressions gained over many years of experience. It’s important to be aware that most period houses have a degree of long-term distortion which would have occurred long ago, so this does not necessarily matter unless there are also indicators of recent movement. This is where our diagnosis of crack patterns becomes very important.

We check wall-to-wall and wall to ceiling junctions for signs of bulging or leaning of external walls but it’s worth pointing out that these walls are rarely mechanically connected together so some plaster cracking usually occurs in such areas.

7. Records: Comprehensive notes, photographs, and videos are recorded during the survey process for report preparation and as a reference but are not included in the client report.

8. Client feedback: Clients receive immediate feedback through a phone call post-survey, providing an early indication of findings, which aids in understanding the forthcoming detailed report.

9. Reporting: Our General Movement Reports are detailed documents, typically 15-20 pages long, including a summary, client brief confirmation, site observations, findings discussion, conclusions, and tailored recommendations.

10. Cost estimates: We provide general guidance on repair costs to inform client decisions, emphasising these are not formal quotes or specifications.

11. Builder Recommendations: We can suggest specialists for necessary repairs but do not supervise repair work.

12. Telephone Support: We provide follow-up phone support within two working days post-report to address any further questions.

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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.

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Experienced estate agents anticipate and navigate various issues that may hinder a sale, which could affect both their clients’ interests and their own commissions and reputations. Such issues include missing documents for alterations or extensions, like town planning or building regulations. The absence of landlord consent for structural alterations in leasehold properties, and defective RICS surveys. A proactive agent can foresee these potential challenges, aiding in a smoother sales or purchase transaction.

With regards to structural engineering and property condition at the point of sale, we have practical experience with numerous issues that could benefit both estate agents learning their craft and seasoned professionals seeking a refresher.

Reasons a property might require a Structural Engineer’s Report include:

1. Cracks or structural movement
2. History of underpinning or insurance claims for subsidence
3. Concerns raised by failed surveys, whether mortgage or buyer-related
4. Previous alterations without Building Regulations Approval
5. Flats with structural changes made without landlord consent

Our helpful suggestions regarding the above points:

a) General points

If it is likely that a buyer will request a Structural Engineer’s Report due to issues such as cracks, movement, or a history of underpinning or unauthorised building work, it is advisable for the seller to proactively obtain this report. Experience shows that a report from a Chartered Structural Engineer, who is well-versed in residential property issues, can be immensely beneficial. This report not only informs the owner about necessary repairs and associated costs but can be openly provided to prospective buyers. It can even be assigned to them as a reliable reference, though this may incur additional fees to cover the changes in the report and additional responsibilities.

b) Cracks, sloping floors, or door issues

If, during a valuation or early viewing, you notice a significant crack near the front door or in any prominent location, do not ignore it. The buyer’s surveyor will undoubtedly spot it and might request a Structural Engineer’s Report to satisfy mortgage application requirements or to reassure the buyer.

c) Previous underpinning or insurance claims for subsidence

If your initial vendor questionnaire or discussions reveal previous underpinning or a subsidence claim, this is likely to raise concerns for both the buyer and their potential mortgage and building insurance providers. Despite these terms often causing alarm, in practice, they may not be problematic. Underpinning was quite commonly carried out prior to the 2000s, often unnecessarily. In fact, an underpinned house is now stronger than it was prior to underpinning and will compare very favourably to similar properties. In our experience, an early report from a seasoned Chartered Structural Engineer can often alleviate concerns for all parties involved.

d) Concerns arising from failed surveys, mortgages, or buyer surveys

Structural Engineers’ Reports are often requested due to issues identified by a surveyor. This could involve a valuation survey required for mortgage purposes, in which case a Structural Engineers’ Report may be necessary. Alternatively, it might stem from a buyer’s Homebuyer or full Building Survey, both of which might suggest obtaining a structural report for the buyer’s reassurance.

As an estate agent, obtaining feedback from the surveyor’s report allows you to recommend a structural report early, expediting the process. If the property is in poor condition, or there are visible cracks and a history of structural movement, anticipating the need for such a report early can facilitate a smoother transaction.

e) Previous alterations without building regulations approval

A common issue arises when prior structural changes have been made without the necessary documentation, such as the approval of plans through Building Regulations and a completion certificate. This scenario often involves loft conversions, extensions, or the removal of walls or chimney breasts.

Estate agents should be aware that structural engineers can conduct a visual inspection, similar to checking a car’s condition. When alterations were completed many years ago, we can generally ascertain that they have endured over time. However, if changes were made recently, it is more difficult to determine their long-term safety and stability, as insufficient time has passed.

During a property sale, structural engineers can only perform a visual inspection and provide a report, as we do not dismantle the building’s fabric or carry out retrospective calculations. Such an in-depth analysis could be arranged by the vendor, but it is time-consuming, costly, and, in our experience, often unnecessary.

f) Flats without landlord consent for structural changes

If any work, such as wall removal, was done without the landlord’s consent, a retrospective assessment can be carried out, similar to the procedure for non-compliance with Building Regulations. Solicitors representing buyers will likely advise obtaining these assessments when consent or compliance is missing, to ensure due diligence and professionalism.

Conclusions

The pivotal role of the Estate Agent positions the profession to anticipate the need for specialists, including Structural Engineers’ Reports. A proactive approach can save considerable time, boost buyer confidence, and maintain transactions that might otherwise collapse due to unforeseen stress.

It is important that the Engineer is a Chartered Structural Engineer (C Eng, MIStructE), not just a partly qualified Graduate Engineer. They should have experience in creating practical sale reports, with concise and quick responses, avoiding lengthy investigations or testing.

If the Estate Agent identifies any deficiencies in consents or documentation, recommending an early Structural Report can prevent future stress during the sale process. We have encountered numerous situations where such reports have reassured buyers, securing the sale for the vendor, as opposed to risking the buyer seeking other properties. Estate Agents must anticipate this need and act proactively. For any uncertainty about the necessity of reports, a call to a local firm of Chartered Structural Engineers can provide guidance.

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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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A Structural Engineer’s report is more specialised than a surveyor’s report. We often use the medical analogy of the surveyor being like a GP doctor and the Structural Engineer being the consultant. Their specialist knowledge goes beyond the general knowledge of a building surveyor.

Most structural engineering reports are commissioned when there are worries about cracking or movement in a building. Property owners, buyers, and surveyors will be concerned that the cracks indicate a structural problem, such as damage to the foundations. Cracks are often superficial and easily fixed, but wider cracks can be a sign that something serious is happening and should be inspected by a professional, fully qualified Structural Engineer.

Most of our reports are for clients buying property but we are also instructed by discerning homeowners who wish to obtain a report before putting their property on the market, or simply want peace of mind.

In most instances, we can offer reassurance, provide typical repair costs, and assess the future risks of any similar movement recurring. If matters are more severe, we will say so and, if you are a buyer, help you decide how to proceed, if at all.

We are unusual in offering two types of structural reports. Our clients can choose between having a general inspection or a more localised investigation if they are concerned about a specific area, but the rest of the property is generally sound.

Why does Pole offer two different types of structural reports?

The first type of structural report we offer is a GENERAL MOVEMENT REPORT. This is a comprehensive inspection to judge the overall structural soundness and condition of the building. Fees start at £1500+vat for apartments and houses less than 3,000sq ft or £3m in value.

The second type of structural report we offer is a DEFECT INSPECTION REPORT. This is for assessing a specific issue only, and therefore costs less than a more extensive General Movement Report. While other firms don’t make this distinction, we believe you should not have to pay unnecessarily for a full report when it is not required. Fees for a DEFECT INSPECTION REPORT start at £1,000 + vat.

All our reports are carried out by a fully qualified, professional Chartered Structural Engineer C Eng MIStructE, a status required by institutional lenders and insurance companies.

Always ensure that the individual engineer assigned to carry out your inspection holds this professional qualification. A person with only a degree such as BSC is not a qualified structural engineer. See FAQ 2.

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