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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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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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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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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Pre-purchase Structural Engineers Reports are frequently called for during the sale of residential property on matters such as cracks, fears of subsidence or settlement or general structural problems noted but not diagnosed in a Chartered Surveyor’s report. These reports are primarily for mortgage purposes or RICS Level 1 or 2 Surveys.

The qualifications required for preparing reports by institutional lenders and building insurers can vary significantly. While Chartered Building Surveyors were once commonly tasked with this role, Chartered Structural Engineers are now often preferred. However, both lenders and property buyers often mistakenly believe that these inspections and reports are conducted by fully qualified, expert, and experienced Chartered Engineers.

Prospective clients often draw parallels with consultations involving top medical professionals, like an orthopaedic surgeon, who they expect to be highly qualified. They do not expect the patient, in our case, the property, to be evaluated by a junior doctor who merely discusses their findings with a senior colleague before the latter signs off on the prognosis.

For 35 years, my practice, SERL, has always used Chartered Engineers for such important pre-purchase reports, though this is not common. It often surprises prospective clients to learn that these structural inspections can be conducted by junior staff members, as long as a Chartered Engineer within the same organisation reviews and signs off the report. This process ensures the report meets lenders’ requirements if appropriate.

It is common for multiple staff members to be involved in the somewhat leisurely handling of “subsidence claims” for property owners and insurers. However, I argue that this approach is not appropriate for point-of-sale reports for the following key reasons:

a) Pre-purchase Inspections and reports are normally urgent and arise immediately prior to exchange of contract or at the eleventh hour when mortgage offers are urgent. They are “one offs” with little time for reflective thought or involving others.

b) Pre-purchase Inspection and reports are quite unlike Subsidence claims or general advice to owners since there is no practical prospect for investigations, monitoring of cracks or soil testing.

c) Reports require a lot of knowledge and expertise to determine likely the cause of structural issues with little time to “dig deeper”.

d) The financial and contractual importance of an expensive property purchase should be matched by the importance of the expertise and qualifications of those advising.

e) The need for a Structural Engineers Report has already been identified by a Chartered Surveyor so it now requires a more expert and experienced set of eyes than the Surveyor.

f) Third party Lenders and Insurance companies are relying on the same advice that we provide the prospective buyer, so they are entitled to assume it is an experienced and qualified opinion.

g) My practice, SERL, has encountered some truly shocking reports prepared by inadequately qualified individuals. These reports are rejected by lenders and insurers, damaging the reputation of our esteemed institution.

My proposal

I propose that such reports should only be carried out and signed by a fully qualified Chartered Engineer, not a graduate or technician engineer. This is normally a Chartered Structural Engineer with qualifications CEng MIStructE. Alternatively some Civil Engineers have relevant residential building experience so the qualification CEng MICE may be applicable where experience applies.

For the reasons set out above, and with no disrespect intended to less qualified Engineers, the pressures of time and the need for a “one off” structural inspection and report does not allow for a process of less qualified people carrying out inspections and the matter then being referred to a more senior person in the office for a signature.

Simon Pole BSc CEng FIStructE MICE MRICS MAE

Simon is a dedicated Chartered Structural Engineer. He actively conducts daily Structural Engineers Reports for clients covering the Greater London area. He is extensively involved in numerous professional interest groups and has lectured widely to Structural Engineers, Surveyors, and Party Wall professionals.

His voluntary contributions to the Institution of Structural Engineers include helping graduates prepare for their professional examinations and advising the professional conduct committee on matters within his expertise, as well as on general ethical and professional standards.

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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 prospective buyer contacted SERL based on recommendations from their RICS chartered surveyor and the vendor’s solicitors. Both parties endorsed us due to our well-known independence and expertise in structural engineering reports for the Raynes Park and South West London area.

The buyers required a structural engineer’s report to secure subsidence coverage for their buildings’ insurance, as it had been underpinned in the 1990s, and no documentation was available. At this time no current problems with the property had been observed by the owner.

SERL’s structural reporting service

In response to the client’s requirements our qualified Chartered Structural Engineer recommended a General Structural Inspection (GSI) report.  In addition, providing the GSI report was favourable, we are able to offer a Certificate of Structural Adequacy for an additional fee.

SERL offers two types of structural report and a third Certificate in this instance:

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.

3) A Certificate of Structural Adequacy providing the GSI report is favourable.

Our Chartered Structural Engineer’s findings for the South West London property

The property showed indications of past settling, particularly near the front bay window, suggesting that area has been underpinned. However, there were no signs of recent movement or cracking.

SERL’s conclusions and recommendations

We confirmed that the house is stable, showing no evidence of recent movement. This allowed us to provide a positive report to our client, the buyer, enabling them to proceed with the purchase. Additionally, the satisfactory GSI report allowed us to issue a Certificate of Structural Adequacy, often required by lenders and building insurers.

The purchaser identified a chartered structural engineer as the appropriate professional to provide the specialist opinion needed for the mortgage approval. On this occasion, we were able to confirm that no current subsidence was occurring, which typically concerns lenders.

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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

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The removal of chimney breasts is a common modification in family homes, but it is often not executed properly, raising concerns for lenders, surveyors, and structural engineers. They are typically removed to create additional space in a room or hallway as they can obstruct modern open-plan living and affect bedroom layouts or wardrobe storage. Removing them in narrower rear projections or extensions can increase the usable space in what might otherwise be a small room.

Chimney breasts are normally kept within the loft space to support the stack above the roofline, preventing costly roof repairs. Unless the loft is undergoing a conversion, keeping them in the loft does not affect the layout of the rooms below.

When chimney breasts are removed on the ground floor, they are often retained on the first floor to preserve period fireplace features in bedrooms or where they don’t disrupt the room’s layout. In period buildings with separate flats, the chimney breast can only be removed from within the specific flat, leaving other flats unaffected.

Chimney breasts were often removed years ago, particularly from the 1970s onwards, when fireplaces became obsolete. At that time, minor building work was done without the strict oversight of today’s Building Regulations, and fewer inquiries were made by prospective buyers, surveyors, and lenders.

Today, any structural alteration affecting health and safety must be carried out professionally and comply with Building Regulations, complete with certification and proof. This requirement also applies to historical alterations made before the current ownership of the property.

Chimney breast structures

Chimney breasts are simple brick structures designed and built to enclose flues for fires, such as those that used coal. These were often constructed using low-quality reject bricks, unsuitable for external use due to poor visual and structural characteristics.

Typically, chimney breasts were added after the construction of the flank or party wall, with minimal or no mechanical bonding (known as toothing in) between the chimney breast and the wall.

In some cases, flues were integrated within or alongside the thickness of a party wall, sometimes in conjunction with the neighbouring property, resulting in chimney breasts that do not project too far into the room.

Given the considerable weight of bricks, almost akin to concrete, proper support is essential for any unsupported brickwork. Additionally, chimney breast bricks have often endured years of exposure to fire, making them dry, brittle, and susceptible to degradation. The party wall behind the flue is also compromised by fire exposure, undermining its structural integrity.

What some builders do or used to do

Historically, builders often removed chimney breasts without providing adequate support to the remaining stack, posing potentially significant dangers. There have been rare cases where a chimney stack collapsed into the bedroom below during the night. Fortunately, no one was injured, but the risk of fatality was significant.

Builders for some time have relied on the practice of toothing in bricks from the chimney flue into party or flank walls, known as corbelling. This technique is often inconsistent and sometimes absent, with vertical joints used instead. When toothing is well-executed and neighbouring flues are solid, the chimney might remain stable for years. However, this stability is often due to chance, as these decisions are typically made without consulting qualified engineers.

As an interim, some builders have employed makeshift support methods for removed chimneys. This could be in the form of additional brick or stone corbelling built into the wall, or by using industry-known “gallows brackets.” These brackets are triangular frameworks similar to shelf brackets and rely on all important bolts fixed securely to a solid wall top and bottom.

Gallows brackets present a challenge because they depend heavily on the top bolt, which can be prone to pulling out from the solid wall, a condition engineers refer to as tension. While bricks are strong when compressed (pushed), they are notably weaker when pulled apart (in tension). This is particularly the case when the brickwork is of poor quality or involves burnt bricks.

Between approximately 1970 and 1990, gallows brackets were widely accepted by Building Control Authorities, however few authorities permit them today. See below.

Survey Issues

Surveyors for banks and buyers are understandably concerned when they encounter a removed chimney stack with inadequate support. In some cases, a gallows bracket might be present in the loft. But if the chimney breast is removed on the lower floor and not on the upper, it is highly likely that there is no support in the first-floor joist area between the floorboards and the ground floor ceiling.

Often, neither the Surveyor or the Structural Engineer can observe the structure because it is concealed below the floor. Since their client is usually the buyer, it is impractical to make intrusive and potentially damaging exploratory work. Therefore, a Surveyor and Engineer must rely on their experience and judgment to provide the best advice to the bank or buyer. Sometimes, the owner must facilitate the inspection by employing a builder to expose the structure as requested by the buyer’s surveyor or engineer. This process is complex and may result in the owner needing to make repairs and redecorate with no guarantee the purchaser will proceed. Thus, it is essential for owners to ensure all necessary consents are in place ahead of time and, if not, to anticipate these issues by consulting their own Structural Engineer before placing the property on the market.

We have surveyed many chimney flues in loft spaces that lack adequate support. While they may have lasted over time, this does not justify leaving them unaddressed.

An unsupported chimney stack or one inadequately supported by gallows brackets with uncertain top fixings poses a safety hazard. It is vital to remedy this situation before it leads to a collapse. Although there is no immediate risk, unless significant construction work is planned, which could cause severe vibrations, proactive measures should be taken.

The only reliable support solution that will typically receive approval from Structural Engineers, Surveyors, and lenders is to install an RSJ (Beam) or beams directly under the long leading edge of the stack. Normally, there are strong load-bearing walls nearby that can support a suitable arrangement of beams, which a Structural Engineer can design. Any beams installed perpendicular to the stack and resting on the Party Wall must comply with the Party Wall etc. Act of 1991.

Structural Engineers’ Reports on chimney breast removal

An experienced structural engineer will typically express concern if a chimney stack lacks proper support from conventional steel beams resting on solid load-bearing walls. Even if the stack appears safe today and the chimney breast has been removed for decades, it is wise to recommend adding appropriate support. This precaution is especially important before any major construction occurs nearby, either on the same property or in adjacent homes. This is because vibrations could loosen unsupported or inadequately supported brickwork.

While immediate action may not be necessary if no significant construction is planned, we advise buyers to consider the cost of adding such support. The estimated cost for this work, including accessibility, availability of supporting walls, builder size, and professional fees, typically ranges from £3,000 to £5,000.

Learning points

1. If you are selling a property where chimney breasts have been removed, obtain a Structural Engineer’s Report. Follow the report’s recommendations or share the findings with prospective buyers.
2. If commissioning builders to remove chimney breasts, ensure they apply for Building Regulations Approval and have the support works properly designed by a qualified engineer. It is no longer acceptable to “agree” on solutions informally with local councils.
3. If you are buying a property where chimney breasts have been removed, you will probably need a Structural Engineer’s Report unless the seller can provide proof of proper completion of the works.
4. If you are a surveyor working for a bank or private buyer and notice that chimney breasts have been removed, even if long ago, relying on the “test of time” is insufficient. Risk remains for potential hazards during building work in the attached properties. You should recommend obtaining a Structural Engineer’s Report or advise a financial contingency for addressing any issues.
5. If you are a builder you should avoid leaving areas unsupported or using gallows brackets. Consult with a Structural Engineer and adhere to their expert advice.

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