Structural surveys and crack monitoring

A single visit can show where a building has cracked, but not always whether it is still moving. Monitoring answers that by recording the same points over months, so seasonal clay movement, progressive subsidence and old settled damage can be told apart. The assessment is carried out by an independent chartered structural engineer, whom we can arrange. We are the repair contractor, not the engineer.

The engineer’s report and readings decide what repair is needed, if any. Many cracks turn out to be stable, and the result is simple stitching, repointing and redecoration. When movement continues, the evidence supports a foundation repair or an insurance claim. Once the engineer has specified the repair, we confirm a fixed price in writing and carry out the work.

What are the signs you need structural surveys and crack monitoring?

• A crack you are unsure is old or new
• Cracks that seem wider after a hot, dry summer
• A mortgage valuation recommending a structural engineer’s report
• An insurer or loss adjuster asking for monitoring
• Cracks reopening after being filled and decorated
• Doors and windows sticking at some times of year only

What causes it?

Telling seasonal movement from progressive

Clay soils shrink in summer and swell in winter, so cracks over clay can open and close with the seasons. A survey on one day cannot show that cycle. Readings across summer and winter reveal whether a crack is breathing seasonally or widening steadily year on year.

Confirming a cause has been removed

After a leaking drain is repaired or a tree reduced, monitoring shows whether the house has stabilised. Without it, repairs risk being done too early, and the same cracks can open again within a year. Insurers often require this evidence before agreeing permanent repairs.

Grading the damage

Engineers often classify cracking using BRE Digest 251, which groups damage by typical crack width. Categories 0 to 2 are usually aesthetic, 3 and 4 affect serviceability, and 5 concerns stability. The category is a guide, not a diagnosis, and helps decide how urgent a repair is.

Buying, selling and lending

A valuer who spots cracking may recommend a structural engineer’s report before a lender will proceed. A clear report, sometimes with a short monitoring period, can settle whether the cracking is historic or active, so the sale can go ahead on an informed basis.

How is it repaired?

How much will structural surveys and crack monitoring cost?

The cost depends on the engineer’s time, the number of cracks and monitoring points, how many readings are needed and whether level surveys are included. Access and travel distance also play a part.

See regional prices on the prices page or work out a guide price for your home with the guide price tool.

What happens, step by step?

1. Free initial assessment

   Send photos of the cracks with something for scale and tell us when they appeared. We give a free view on whether an engineer’s inspection is worthwhile, and whether your insurer should be told first.

2. Engineer’s inspection

   We can arrange an independent chartered structural engineer to inspect. They record the damage, assess likely causes and recommend whether monitoring, drain surveys or trial pits are needed before any repair decision.

3. Install monitoring points

   Tell-tales, measuring studs or level points are fixed at the locations the engineer chooses. A base reading is taken on the first visit, so every later reading can be compared against it.

4. Seasonal readings

   Readings are taken at intervals across the seasons, typically including late summer when clay is driest and late winter when it is wettest. The engineer checks each set against the base reading and decides whether more visits are needed.

5. Repair or close

   If the readings show the house is stable, the engineer specifies the repair and we confirm a fixed price in writing. If movement continues, the cause is investigated further before a foundation repair is designed.

How long will structural surveys and crack monitoring take?

An engineer’s inspection usually takes a few hours on site, while crack monitoring normally runs for 6–12 months to cover the seasons.

Do you need building control or a party wall notice?

What if you have an insurance claim open?

In a subsidence claim, the insurer usually appoints a loss adjuster and often their own engineer, who arranges monitoring as part of the investigation. Tell your insurer before arranging monitoring or repairs privately, because they may prefer to run it themselves. Monitoring of up to 12 months is common to cover the seasons. Once a repair is agreed, we can price to the loss adjuster’s or engineer’s schedule, but whether a claim is accepted is the insurer’s decision.

Structural surveys and crack monitoring: frequently asked questions