What Does a Structural Engineer's Report Cover?

When a RICS Survey Is Not Enough

A RICS Level 2 or Level 3 survey will identify visible signs of structural distress, cracks, movement, settlement, but a surveyor is not a structural engineer and cannot carry out load calculations or confirm the cause of movement. When a survey flags potential structural issues, you need a structural engineer's report.

What Triggers the Need for a Structural Engineer?

Commission a structural engineer's inspection if any of the following apply:

• The RICS surveyor has flagged cracks, movement or subsidence
• The property has had an extension, loft conversion or internal walls removed
• There are visible cracks wider than approximately 5 mm, or diagonal cracks running from window corners
• The property sits on shrinkable clay soil (common in South East England)
• It is on or near a slope, or has a basement
• The insurer or mortgage lender has specifically requested a structural report

What a Structural Engineer's Report Covers

Unlike a RICS survey, a structural engineer's report focuses specifically on the load-bearing fabric of the building.

Foundations and Ground Movement

The engineer will assess whether movement is active or historic, identify likely causes (subsidence, settlement, heave, mining, tree roots) and recommend further investigation such as trial pits or soil testing if required.

Walls and Load-Bearing Elements

All structural walls, beams, lintels and columns are inspected. Where walls have been removed and steels inserted, the engineer will assess whether the work was carried out correctly and whether any current deflection is within acceptable tolerances.

Roofs and Floors

Roof structure, purlins, joists and floor construction are assessed for signs of failure, rot, beetle damage or inadequate span.

What It Does Not Cover

A structural engineer's report is not a full building survey. It will not comment on damp, services, decoration or drainage. In many cases you will want both a RICS Level 3 survey and a structural engineer's report.

Structural Engineer vs RICS Surveyor

Typical Costs

A structural engineer's inspection and written report typically costs between £300 and £700 for a standard residential property. More complex cases, suspected active subsidence, large extensions, can reach £1,000 to £1,500.

How to Find a Structural Engineer

Always use a Chartered Structural Engineer registered with the Institution of Structural Engineers (IStructE) or a Chartered Civil and Structural Engineer (CEng). Avoid commissioning structural reports from companies that also sell remediation works, their independence is compromised.

What the Report Tells You

The report will classify movement as:

• Historic/stable, no further action required
• Active but manageable, monitoring recommended, possible repair specification
• Active and serious, engineering solution required before or after purchase

If the report recommends remediation, obtain at least two quotes from specialist contractors. Your solicitor will advise on whether to renegotiate the price, request a retention, or require the seller to carry out works prior to exchange.

You can review the property's Land Registry title and planning history on Property Passport UK to check whether previous structural issues have already been disclosed or any past remediation works were formally recorded.