Structural surveys: What are they and why commission one?

You have probably come across the term “structural survey” while researching the process of buying, refinancing, or selling a property or building. However, after multiple Google searches, you are still confused about what it is, how it differs from a building survey, and when you might need one.

In this article, the BSF Consulting Engineers team of structural engineers answer some common questions about structural surveys and clarifies what they are and what they cover.

What is a structural survey?

A structural survey is a thorough examination of a building’s structural integrity. It assesses the construction's physical condition, stability, and overall safety.

The difference between structural surveys, building surveys, and structural appraisals can be confusing. We clarify it below.

Structural surveys vs building surveys

A building survey is carried out by a RICS-chartered surveyor and records and describes the condition of the entire building. It covers the state of walls, windows, services, roof insulation, doors, and much more. The final report also provides a valuation of the property. 

Building surveys are typically required to obtain a mortgage or insurance policy. They are also commissioned in case of accidental damage, such as fire.

A building survey draws no conclusions. If a surveyor notices a structural defect, such as a crack in a wall, they will note it in their report. However, they will not investigate the issue. They will likely recommend commissioning a structural survey or appraisal.

A structural survey, on the other hand, focuses on the load-bearing construction - which consists of walls, floors, and a roof - and its structural adequacy. It is carried out by a structural engineer from the Institution of Structural Engineers (IStructE) or the Institution of Civil Engineers (ICE). 

In the case of the crack we mentioned above, the structural engineer will thoroughly assess the damage. They will investigate elements such as the orientation of the cracking and nearby vegetation to determine the cause and severity of the crack and draw conclusions. They might recommend repairing the crack or conducting further investigations, such as drainage testing or an arboricultural report.

Structural surveys vs structural appraisals

While a structural survey describes and assesses the condition of a building's entire structure, a structural appraisal addresses general or specific structural conditions, such as wall cracking, subsidence, landslides, or bowing walls. Therefore, structural appraisals have a narrower focus.

Structural appraisal reports incorporate insight and advice about the issue, including repair specifications.

A structural appraisal is usually requested by the current owner of a property or building, who noticed a defect and is worried about its consequences.

When to commission a structural survey or appraisal

If you're buying, refinancing, or selling a home, you will likely need to hire a structural engineer to conduct a structural survey. In addition, you may have to commission one if a RICS-chartered surveyor asks for further investigation into an issue. So, for example, if you’re planning on buying a property and a RICS-chartered surveyor recommends looking into one or more issues that might affect the building’s structural integrity, you should commission a structural survey.

You might request a structural appraisal if a building shows signs of distress, such as cracking or roof thrust. So, for example, if you notice a crack in your bedroom, you should commission a structural appraisal.

Here is a real-life example. In 2023, we were instructed to conduct a structural appraisal for extensive cracking damage at a farmhouse in Rochester. Our engineer identified rotational movement in the right-hand flank wall as the cause. The owners then instructed us to prepare a remedial scheme to make the house safe; we are currently managing the works.

What does a structural survey entail?

The engineer inspects every visible building area, including internal rooms, external façades, basements, boundary walls, fences, permanent outbuildings, roofs, and accessible roof spaces. They also examine the surrounding areas, such as the garden, nearby vegetation, and adjacent coastal ground. 

In the case of a flat, they assess the interior of the unit and the general condition of the outside surfaces of the building and its access areas. 

All inspections are non-destructive and non-intrusive. The engineer uses equipment such as binoculars, a torch, and a ladder. 

Occasionally, the engineer might have to remove a little fabric from unusual properties, such as steel-frame ones. They will ask the owner to employ a builder to make a hole in the wall - at ground level - and repair it.

The engineer will also consider the building's design, construction, subsoil profile, maintenance, and history to draw their conclusions.

The final report

Once they have completed the investigation, the engineer will write a report outlining any deficiencies or safety hazards identified during the assessment. 

The final report includes:

• A summary of the building stating the type of building, year of construction, type of roof, and much more.
• External observations, including any visible structural movement and joint damage.
• Internal observations, such as plaster cracking and bulging walls.
• Conclusions and recommendations, such as repair specifications or further investigation.

When the engineer can draw conclusions, they will make specific recommendations detailing the best techniques, materials, and treatments to repair the damage. 

Depending on the severity of the deficiencies, the remedial actions can range from simple repairs to extensive structural upgrades, as the damage might affect other areas of the property.

How long does a structural survey take?

It depends on the property's size and complexity. Usually, the initial inspection takes about an hour. 

The engineer will typically take a week to write and deliver the report. 

What you should know before commissioning a structural survey and appraisal

At BSF Consulting Engineers, we offer comprehensive structural surveys and appraisals, which contain detailed recommendations for further investigation or remedial works. We have vast experience surveying residential properties, farmhouses, leisure centres, and commercial buildings alike.

One of our chartered engineers will visit your home for an inspection within a week of your initial call or email. Depending on the issue with your building, the engineer might request the structural and architectural plans. 

The inspection may last as little as an hour, depending on the building's type and size. It will be purely visual - the engineer will not move furniture or conduct intrusive testing. You will receive the report within a week of the inspection.

We can also assist you by recommending trusted or specialist builders, producing feasibility studies and designs, and project managing works. 

Here is an example of the type of work we do. In February 2022, Hartsdown Leisure Centre’s roof was damaged in a storm. Thanet District Council hired a building surveyor to create a report detailing the damage. The surveyor recommended commissioning a structural survey to ensure the building’s integrity was not compromised. The BSF Consulting Engineers team produced a thorough structural survey report, which enabled us to design the roof replacement and manage the remedial works.

If you think you might need a structural survey or appraisal, contact us today for a no-obligation chat. We can help you decide if you need one or recommend a trusted RICS-chartered surveyor for a building survey.

We have offices in Canterbury and Tunbridge Wells and work on both residential and commercial projects in London and throughout the South East.