Understanding Structural Surveys
Structural surveys (formally known as RICS Building Surveys) provide detailed analysis of a property's construction and condition. Unlike basic valuation reports, structural surveys offer comprehensive assessment of all accessible parts of the building.
The survey covers structural elements including foundations, walls, floors, roofs, and load-bearing components. External fabric is examined including walls, rendering, pointing, windows, doors, and drainage. Internal condition is assessed covering ceilings, walls, floors, stairs, and joinery. Services receive visual inspection including electrical, plumbing, and heating systems. Defects analysis identifies causes, severity, and remediation requirements. Maintenance advice provides both short and long-term recommendations.
Types of Structural Defects
1. Foundation and Subsidence Issues
Foundation defects are among the most serious structural problems. Common issues include subsidence (downward ground movement, often from clay shrinkage or tree root activity), heave (upward ground movement from clay expansion or tree removal), settlement (consolidation of foundation soils, usually stabilizing over time), and mining subsidence (ground movement from historic mining activities).
Identifying whether cracking results from ongoing subsidence or historic settlement significantly affects remediation costs. Active subsidence may require underpinning costing £30,000-£100,000+, while historic settlement needs only cosmetic repair.
2. Structural Wall Defects
Wall defects vary from minor to critical. Cavity wall tie failure causes corroded ties resulting in outward bulging. Lintel failure shows as cracking above openings from inadequate support. Masonry deterioration appears as spalling bricks or eroded stonework. Render defects include delamination, cracking, and water ingress. Structural movement requires expert analysis to determine various causes.
3. Roof Structure Problems
Roof defects often go undetected until serious damage occurs. Issues include timber decay from water ingress or woodworm infestation, spread roofs where walls push outward from inadequate roof ties, sagging ridge lines indicating structural movement, failed roof coverings allowing water penetration, and inadequate ventilation causing condensation damage.
4. Damp and Water Ingress
Dampness damages property structure and value. Rising damp affects ground floor walls from failed damp proof courses. Penetrating damp results from defective masonry, pointing, or roof coverings. Condensation occurs from inadequate ventilation and insulation. Plumbing leaks cause localized but potentially serious damage.
Survey Inspection Process
Pre-Inspection Research
Before inspecting, surveyors research the property including examining title documents, reviewing planning history, checking building regulation approvals, investigating local authority records, and assessing environmental factors like flood risk and mining history.
The Site Inspection
Comprehensive inspection takes 3-6 hours depending on property size and complexity. Surveyors examine all accessible areas using various diagnostic tools including moisture meters for detecting damp, spirit levels for assessing verticality and levelness, binoculars for inspecting high-level features, digital cameras for documentation, and endoscopes for viewing inaccessible cavities.
Report Preparation
Following inspection, surveyors prepare detailed reports typically 30-50 pages covering executive summary of key findings, detailed condition descriptions room by room, defects analysis with causes and implications, cost estimates for necessary repairs, maintenance recommendations, and photographic evidence.
Common Survey Findings
Victorian and Edwardian Properties
Period properties typically show characteristic issues including solid wall construction without cavity insulation or damp proofing, original sash windows requiring overhaul or replacement, aging drainage systems needing updating, roof coverings at end of serviceable life, outdated electrical systems requiring rewiring, and single-glazed windows with poor thermal efficiency.
1930s-1960s Properties
Mid-century properties often have cavity wall construction but aging ties, flat roofs approaching end of life, asbestos-containing materials requiring management, outdated central heating systems, and concrete components showing deterioration.
Modern Properties
Even recent construction can have issues including snagging defects from poor workmanship, inadequate ventilation causing condensation, defective installation of modern materials, and building regulation non-compliance.
Diagnostic Technology
Modern surveys employ advanced technology including thermal imaging cameras to detect heat loss, moisture ingress, and insulation defects. Moisture meters provide accurate readings of dampness levels. Endoscopic cameras inspect cavities and voids. Laser levels assess structural alignment. Drone photography captures high-level roof details safely.
Expert Witness Role in Survey Disputes
When survey negligence is alleged, Expert Witness RICS professionals provide independent opinions. Common claims involve missed defects that were reasonably apparent, inadequate investigation of visible issues, incorrect diagnosis of problems, and failure to recommend specialist reports.
We assess whether the surveyor met professional standards considering what was visible and accessible at inspection, whether findings were reasonably apparent to a competent surveyor, if investigation and reporting followed RICS guidance, and whether conclusions were justified by evidence.
Using Survey Findings for Negotiation
Survey findings provide powerful negotiation leverage. Significant defects justify price reductions reflecting repair costs plus disruption. Buyers can request seller remediation of critical issues before completion, renegotiate terms based on identified problems, or walk away if defects exceed acceptable levels.
Typical price adjustments range from £5,000 for minor issues to £50,000+ for major structural defects. As an Expert Witness RICS, we've advised on negotiations where structural issues reduced agreed prices by 15-20%.
When to Commission Specialist Reports
Structural surveys may recommend specialist investigations including structural engineer assessment for significant movement or structural alterations, electrical condition reports for aging or defective installations, timber and damp specialists for serious decay or infestation, drainage surveys using CCTV for suspected defects, and asbestos surveys for properties built before 2000.
While additional cost is involved, specialist reports provide definitive answers and accurate remediation costs, essential for major purchase decisions.
