Many buildings, particularly older properties, show evidence of previous movement. The important questions are what caused it, whether it is historic or ongoing, and whether any action is actually required. At Gowers Surveyors, the aim is not simply to identify movement and raise an alarm. It is to put the findings into context and help you understand what they mean for the property you are considering buying.

If structural movement is a concern, a detailed RICS Level 3 Building Survey can provide a clearer understanding of the property’s condition.

What is structural movement?

Structural movement occurs when part of a building changes position or becomes subject to forces that cause cracking, distortion or other visible changes.

Possible causes include:

• Subsidence
• Historic settlement
• Shrinkable clay soils
• Nearby trees
• Leaking or damaged drainage
• Ground heave
• Inadequate foundations
• Poorly supported structural alterations
• Removal of walls or chimney breasts
• Weakness within the roof or supporting structure

The presence of movement alone does not tell us how serious the problem is.

Why can hot and dry weather increase concerns about subsidence?

Clay soils can change volume as their moisture content changes. During prolonged dry conditions, susceptible clay can shrink, which may affect the foundations of some properties. Trees can also influence soil moisture, particularly during dry periods. However, hot weather, clay soil or nearby trees are not proof of subsidence. The building’s age, foundations, drainage, ground conditions and pattern of movement all need to be considered together.

Does every crack mean subsidence?

No. Cracking can occur for many reasons and is common in properties without an active structural problem.

A surveyor may consider:

• Where the crack appears
• Its direction and pattern
• Whether it appears internally and externally
• Whether doors, windows or floors show distortion
• The age and construction of the property
• Evidence of previous repairs
• Nearby trees
• Drainage
• Previous structural alterations
• Whether there are signs that movement is continuing

A crack can provide useful evidence, but it should not be diagnosed in isolation.

Historic movement versus ongoing movement

Historic movement means that a building has moved previously but there is no clear evidence that the movement is continuing. This is relatively common in older properties. A building may have settled or moved many years ago and subsequently stabilised.

Ongoing movement means there are signs suggesting that the structure is still moving. This may require further investigation because the underlying cause could still be present.

For period, listed and traditionally constructed buildings, specialist experience can be particularly important. Gowers provides Historic Building Surveys for properties where movement needs to be considered alongside traditional materials and construction methods.

Subsidence, settlement and heave

These terms describe different types of movement.

Subsidence

Subsidence occurs when the ground beneath a building moves downwards, potentially affecting the foundations. Clay soils, trees, drainage problems and local ground conditions can all be relevant.

Settlement

Settlement usually describes movement as a building adjusts to the ground after construction. Some historic settlement is common and does not automatically indicate an ongoing problem.

Heave

Heave involves upward movement of the ground, sometimes caused by changing moisture conditions in certain soils. The appropriate response depends on what is actually happening at the individual property.

Trees, clay soils and drainage

Nearby trees are often associated with subsidence concerns, particularly where shrinkable clay is present. Trees remove moisture from the ground through their root systems, but proximity to a tree does not automatically mean it is responsible for movement. The species and maturity of the tree, its position, local soil conditions, foundations and other evidence all need to be considered. Drainage can also be relevant. Leaking drains may alter ground conditions locally and should be investigated where there is evidence suggesting a connection with movement.

Structural alterations can cause movement too

Not all structural movement starts in the ground. Removing walls, creating large openings, altering roof structures or partially removing chimney breasts can change how loads are supported through a building.

A structural movement example from Peterborough

During a survey of a property in Peterborough, Gowers identified that a chimney breast had previously been partially removed to create additional space. The remaining chimney above had not been adequately supported. This had weakened the structure and was causing movement, with the potential for more serious failure if the issue remained unresolved.

The important finding was not simply that movement existed. The survey identified why it was occurring and the structural alteration responsible, allowing the buyer to understand the significance before completing the purchase.

Gowers provides local surveying services from its Peterborough office.

When might structural movement require no action?

Sometimes movement is historic and the building has stabilised. In other cases, only maintenance or modest repairs may be required. This is why the words “structural movement” should not automatically be interpreted as a reason to walk away from a purchase.

A good survey should explain:

• What has been observed
• What may be causing it
• Whether movement appears historic or ongoing
• Whether further investigation is justified
• What action may be required
• How significant the issue is to the purchase decision

The aim is to help you make an informed decision without being unnecessarily alarmed.

When should further investigation be considered?

Further investigation may be appropriate where there are signs of active movement or where the cause cannot reasonably be established during a visual survey.

This could include:

• Monitoring cracks over time
• Investigating drainage
• Reviewing previous structural works
• Obtaining specialist structural advice
• Further investigation of foundations or ground conditions

A surveyor should explain why further investigation is needed and what question it is intended to answer.

What can a Building Survey tell you?

A RICS Level 3 Building Survey provides a detailed assessment of the visible condition and construction of a property. Where movement is identified, the survey can consider cracking, structural arrangements, previous alterations and surrounding factors. However, a Building Survey remains a visual inspection. In some cases, the exact cause cannot be confirmed without monitoring, opening up the building or obtaining specialist investigations. The important thing is that the survey helps you understand what is known, what remains uncertain and what to do next.

For many more conventional properties, a RICS Level 2 Home Survey may be more appropriate.

Concerned about structural movement?

If you have noticed cracking, movement or previous structural alterations in a property you are considering buying, tell us about your concerns before the inspection. We can recommend the most appropriate survey and ensure the issues that matter to you receive proper attention. Request a free, no-obligation survey quote.

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Even so, plenty of homebuyers still view a professional survey as an unnecessary expense. In this blog, we wanted to set the record straight by highlighting the real risks of skipping a property survey, and the significant impact this decision can have.

No expert property advice

A home survey assesses the property to ensure that any serious issues and building defects, such as wet rot, dry rot, roof problems, damp or structural movement, are clearly flagged so you can make an informed decision. Independent advice from a qualified building professional with years of experience in the field is essential to help you properly understand the asset you are about to commit to. A surveyor also brings local market knowledge and specialist expertise, for example when surveying historic properties. Without this insight, you are effectively buying blind and hoping for the best.

A mortgage valuation is not enough

As we explained in some detail in a previous blog post, there is a meaningful difference between a mortgage valuation and a property survey. The mortgage valuation is carried out for the lender’s benefit, purely to assess the risk of their loan to you. An independent home survey commissioned by you has nothing to do with the lender; it is your opportunity to carry out proper due diligence before you commit to the transaction. The point of the exercise is to make you fully aware of any defects or structural concerns, so you can decide how to proceed with all the facts in front of you.

No basis for price renegotiation

If the survey flags worrying issues about the property’s condition, a well-established strategy is to use the findings as a negotiating tool to help broker a fairer price with the seller. A professional survey provides a detailed record of all the issues and defects identified, with ‘traffic light’ condition ratings to indicate the urgency and severity of each problem. Without an authoritative document to support your request for a price reduction or remedial action, your renegotiation attempts are far less likely to succeed.

Greater future expenditure

An independent home survey carried out by a Chartered Surveyor will give you a thorough understanding of the property you are about to buy. The report will often highlight defects that are not immediately obvious to the layperson. Left unaddressed, or worse, unnoticed, these defects can get worse over time and lead to significant costs further down the line. This is where a property survey can truly be worth its weight in gold, potentially saving you thousands of pounds in future repair bills.

No peace of mind

Finally, a property survey delivers genuine peace of mind. Our independent assessment of the building you are considering gives you all the relevant facts, empowering you to make a confident, informed judgement based on solid professional advice. Working with RICS Chartered Surveyors like ourselves at Gowers Surveyors, you really could not be in safer hands. If you would like to discuss your next house purchase, or find out more about our range of surveying services, please get in touch.

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Every homebuyer hopes the survey will provide reassurance and peace of mind, but it is by no means uncommon for the findings to identify areas of concern. Whether the property is large or small, old or new, a professional inspection can sometimes uncover serious issues and defects. Some of the most common problems that a building survey may flag include:

• Damp issues including water ingress, condensation and mould
• Timber defects including wet rot and dry rot
• Roof problems and issues with guttering and drainage
• Structural movement including subsidence and heave
• Issues with utilities including gas and electrics

In the survey report, the nature, severity and urgency of each issue found will be clearly explained using the easy-to-understand flag rating system. You are also welcome to speak to our surveyors directly should you have any queries or need further clarification.

You now have 4 options

A poor survey result is clearly disappointing, but it does not have to spell the end of your dream home. The important thing is not to panic, as knee-jerk reactions rarely produce the best outcomes. Take some time to digest the findings, ideally obtaining further advice and cost estimates so you know exactly what it all means for your property purchase.

With all the relevant information in front of you, and using a flexible and pragmatic approach to your house purchase, you are now ready to decide which of these four options is best for you:

1 – Do nothing and carry on as before

A disappointing survey result does not have to spell disaster. In fact, it may not need to change your position at all. Perhaps you are buying the property as a ‘doer upper’ with plans to revamp the kitchen, so the rotting floor timbers flagged up in the survey would have been replaced anyway. Or perhaps you already suspected damp in the Victorian cottage you are buying and just needed confirmation of where best to direct your efforts. Assuming the agreed sale price already reflects the condition of the building, the survey and any further investigations can serve as a useful tool to help you draw up a realistic refurbishment budget and to-do list.

2 – Ask the seller to fix the problem

If you were not expecting major defects to come to light, you may want them repaired before you carry on with the purchase. A roof leak, for instance, may need urgent attention, and you would be well within your rights to ask the seller to get this fixed promptly and before contracts are exchanged. Share the relevant section of the survey report with the seller, ideally supported by additional evidence from a building expert and a clear idea of the costs involved, then agree a way forward. Make sure you have a system in place to check that everything has been done as promised and to your satisfaction.

3 – Request a reduction on the purchase price

Depending on the problem, you may be better off carrying out the necessary repairs yourself. In that case, you will want to revisit the originally agreed price in light of the defects identified. One of the biggest benefits of a property survey is the added negotiating power it gives you. Backed up by independent evidence from a qualified surveyor, you can go back to the seller and ask for a price discount equivalent to the cost of fixing the problem. The seller is, of course, under no obligation to reduce the price, but equally you are not obliged to proceed with the purchase, which gives both parties a strong incentive to find a compromise that keeps the sale on track.

4 – Reconsider your decision to purchase and walk away

Whatever original agreement you may have reached with the seller, it does not become legally binding until contracts are exchanged. The sale price is always agreed ‘subject to survey and contract’. Until then, if you have serious misgivings about the building’s condition, the cost of putting things right or the long-term implications for the property’s saleability, you have every right to change your mind and walk away. Bear in mind that a history of subsidence or other serious structural issues is particularly unpalatable to mortgage lenders, which may well be the deciding factor in whether you choose to go ahead.

A concerning survey report does not have to be the end of the road when it comes to buying the property your heart is set on, but it may be. What is clear is that you will have to make some difficult decisions in light of the additional information the home survey has brought to light. Our job is to help you understand exactly what you are taking on, fully informed and with your eyes open, so you can budget and plan accordingly.

If you wish to discuss your next property purchase with our experienced surveyors, obtain expert property advice or book a survey, please contact the team at Gowers Surveyors in Cambridge, Peterborough or Stamford.

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In an era where the construction industry accounts for a significant portion of global carbon emissions, the role of historic building surveys in promoting sustainable development has never been more critical. These surveys not only help preserve our architectural heritage but also provide essential guidance for creating a more sustainable built environment.

Preserving Cultural Heritage

Historic building surveys serve as the foundation for cultural heritage preservation, offering a detailed record of the building’s history. Through meticulous recording of period-specific features, these surveys capture the evolution of building techniques and styles that define different eras. Modern survey technologies, including 3D scanning and digital modelling, have revolutionised the documentation process, creating precise digital records that can inform restoration efforts and provide valuable insights for future generations.

Enhancing Energy Efficiency

Building surveys play a pivotal role in identifying opportunities for energy efficiency improvements in historic structures. Through sophisticated analysis methods like thermal imaging and air tightness testing, surveyors can pinpoint areas of energy loss and inefficiency. This detailed understanding allows for targeted retrofit strategies that respect the building’s historical significance while improving its environmental performance.

The integration of modern systems needs to be carefully planned to avoid compromising historical features while maximising efficiency gains. The challenge lies in balancing preservation requirements with energy performance improvements, often requiring innovative solutions that combine traditional building physics with modern energy management systems. Surveys help identify appropriate locations for new systems and guide the selection of compatible technologies.

Social Impact

Historic building surveys contribute significantly to maintaining and enhancing community identity through careful documentation and analysis of neighbourhood character. They assess how historic structures contribute to the visual and social fabric of their surroundings, informing decisions about preservation and adaptation that maintain community cohesion.

The social value assessment component examines how buildings serve their communities and how they might better meet contemporary needs while preserving their historical significance. This approach ensures that historic buildings remain relevant and valuable to their communities while maintaining their cultural significance.

Influencing Policy Decisions

Surveys play a pivotal role in shaping policy decisions, offering detailed and reliable data about culturally and historically significant sites. This information serves as a crucial resource for planners and policymakers, ensuring that the preservation of cultural heritage is a key consideration during the decision-making process.

By integrating data into urban planning, infrastructure development and land use policies, these surveys help balance progress with preservation, fostering a harmonious relationship between modernisation and cultural conservation.

The Future of Heritage Surveys

Innovative survey methods are redefining the future of historic surveys. Cutting-edge technologies like LiDAR, drones, and 3D scanning are transforming how heritage sites are recorded and safeguarded, facilitating the collection of precise and comprehensive data, which is crucial for successful preservation initiatives.

Sustainability is now also a key priority in contemporary historic surveys. This includes adopting eco-conscious materials and methods, as well as promoting the adaptive reuse of historical buildings to secure their continued relevance and protection for future generations.

In an era of rapid change, the preservation of historic properties remains a pressing priority. Historic building surveys are essential to this effort, offering insights into public perceptions of cultural heritage, guiding planning and development, and bolstering conservation initiatives. By delivering crucial feedback, they connect the past with the present, ensuring that significant historical sites are safeguarded and well-maintained.

To book a historic property survey, contact the team at Gowers Surveyors today.

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Doesn’t the mortgage company sort out a survey?

A mortgage valuation is not a survey. All responsible lenders will tell you this. It is a brief inspection to tell the lender whether it is safe to lend the money. Even if problems are found they won’t necessarily be mentioned if they don’t affect the security. Every house needs a proper survey.

Don’t surveys just cover themselves with vague advice and caveats?

At Gowers Surveyors we are committed to helping you buy the house, fully informed and at the right price. We do not try to put you off unnecessarily. We are aware of this negative image in the profession and believe that spending longer at the house and talking it through with you before and after (often several times) will ensure that in the vast majority of cases you can proceed with confidence.

At Gowers Surveyors we specialise in high quality surveys.  We’ll point out the good and bad, putting it all into context, so you can move forward with the purchase, with confidence.  Call now to book.

Simply complete the form below and one of our friendly team will be in touch to discuss your survey options

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It is a common misunderstanding that the mortgage valuation will give you an insight into the condition of the property and that, therefore, you won’t be needing a separate home survey. Unfortunately, this is not the case. Mortgage valuations must not be confused with property surveys carried out by independent Chartered Surveyors. If you wish to protect your considerable financial commitment into your new home, it is unwise to rely on a mortgage valuation alone.

What is a mortgage valuation?

A mortgage valuation is commissioned by the mortgage lender – it is for their benefit alone. The valuation is designed to confirm to the lender that the mortgage to be granted for the property will be secure. It is purely a risk assessment exercise and, as such, will only comment on aspects of the property that affect its value.

Unlike with a home survey, the visual inspection for a mortgage valuation will only take around 20 minutes. This gives the assessor enough time to list the main details about the property and rate them against specific lender requirements. Often no more than a ‘tick box valuation’, the final report may only be a few pages long.

Crucially, what a mortgage valuation doesn’t do is to provide an impartial view of the condition of the property, nor information about repairs that need to be carried out. If you are hoping for a document to help you make an informed decision on how to proceed with your purchase, a mortgage valuation is not it.

What is an independent home survey?

At Gowers Surveyors, we offer four different levels of survey suitable for different types of property. These are professional surveys carried out by qualified surveyors whose job it is to provide impartial information about the condition of the property in question.

The survey report is designed for property buyers who wish to understand the building they are in the process of buying, including any costs associated with its maintenance, upkeep and repair. It may also give an insight into how the property is likely to perform when it is eventually sold on. In many cases, when significant defects are identified, a survey report can be used as a tool to renegotiate the purchase price.

The choice of the right type of survey largely depends on the age and construction of your chosen property. At Gowers Surveyors, we have extensive experience in all types of surveying as well as particular expertise in Historic Building Surveys. Why not get in touch with our friendly team and we can talk you through all the options and advise on the most suitable survey.

Your next steps

We hope you are now beginning to understand why you should never rely exclusively on a mortgage valuation. Buying a property is a huge investment and it is good financial sense to have all the necessary facts at your disposal in order to make an intelligent decision about your purchase.

At Gowers Surveyors, our experienced team of skilled Chartered Surveyors work solely on your behalf and act in your best interests. Make sure you receive our expert independent advice via one of our property surveys. To find out more about Gowers Surveyors and to discuss your surveying requirements for your next property purchase with one of our team, please feel free to contact us.

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If the property was built before the Second World War

A Level 2 Survey can be suitable for properties built up to 100 years ago, but if it is built with solid external walls rather than cavity walls a comprehensive Level 3 Survey will give you more appropriate advice. Buildings with solid external walls work very differently to properties with cavity walls, especially in relation to moisture. For older properties or unusual properties such as old timber-framed or thatched properties

All building materials will deteriorate over time and even if the condition of an older property appears to be sound, the expert eyes of a surveyor will be able to detect small symptoms of underlying issues and provide reasoned speculation about problems that may be occurring in areas that are obscured or inaccessible. This is one reason why it’s important to hire a surveyor with experience in the type of property you are purchasing.

An added benefit of the more comprehensive survey is that you will receive information about how to maintain period features or construction techniques that would not be available with a simpler report.

If the property has known defects or has been extensively altered

Less intensive reports are suitable for uncovering structural problems that may have been overlooked by untrained eyes. If there are noticeable issues in a building of any age, such as damp patches or softened timbers, then you should commission a more comprehensive survey. This will help you understand the best methods of repair and the level of urgency required.

Extensive alterations may also be an issue, especially if you are building an older property. Old buildings usually have shallower foundations than the extensions and solid walls deal with moisture in a different way, meaning that there are often issues especially if modern materials adjoin or cover old walls. If extensive changes have been made to the original structure, or if there is an age difference of several decades between two parts then a more comprehensive survey is recommended.

If it is a listed building

Listed buildings are subject to specific rules that make a more comprehensive survey essential. For example, any modifications to the structure or character of the building have to be given approval from the local Conservation Officer. Failure to obtain this is a criminal offence and the owner can be prosecuted and face severe penalties – even after you have bought the property you can be liable for often very expensive works deemed necessary to rectify work which was done without consent.

A Historic Building Survey will identify alterations which would have required listed building consent and our surveyors will provide your solicitor with information to help them confirm whether Listed Building Consent has been obtained in these instances, so you won’t need to worry.

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However, maintaining or restoring an old house can be costly and time-consuming. Before you invest your hard-earned cash into a historic building, we would strongly recommend that you make a decision based on your head, not your heart. It is also a prudent move to set aside some contingency funds for repairs and renovation. Finally, carefully consider the time it will take to make your dream property into a dream home – time is money, as we know.

Gowers Surveyors are specialists in historic property. We offer a dedicated Historic Building Survey specially designed for period properties, historic structures and unique buildings constructed before 1919. The report provides additional details about how to care for your period home so you can enjoy the property for many years.

Here are some key questions you should be asking before you buy:

How do you deal with damp and mould?

Damp issues are a common problem with old buildings built with solid walls which now no longer have adequate ventilation due to energy efficiency improvements and the elimination of draughts. There may be a musty smell in carpets, curtains or cupboards, or tell-tale signs on walls and ceilings. Look out for roof damage that may have caused leaks, or blocked guttering and drains.

Are you prepared for structural defects?

Before you can start redecorating, you need to establish whether the house is structurally sound. Small cracks may be nothing to worry about in an older building, bug large cracks in walls or ceilings, especially around doors or windows, could be a serious sign of structural movement that should never be ignored.

What about gas and electrics?

Rewiring and replumbing an old house can cost thousands, so look out for evidence of an old electrical system – old fuse box with ceramic fuses, cast iron switches, old-fashioned sockets, surface mounted cabling etc. Check the age of the central heating system too – a boiler often needs replacing after fifteen years.

How old are the pipes and drainage system?

Lead was commonly used for underground pipes but we now know that lead water pipes can be a health risk and need replacing. What’s more, old drainage systems can sometimes need to be replaced to avoid the risk of leakage damaging the foundations.

Are there any planning restrictions?

If the property is located in a Conservation Area or has designated listed status, planning restrictions will apply and your permitted development rights will be curtailed. Before you can carry out any refurbishments, check with the local planning authority whether you require planning consent or Listed Building Consent for the proposed works.

Buying a charming old house is all very well, but adopting a rose-tinted view towards the work that may need to be carried out can prove a costly mistake. The time, effort and dedication required to restore an old house can be physically, emotionally and financially draining. Before you take the important decision to buy a period home, consider whether you are ready and able to embark on this journey.

At Gowers Surveyors, we specialise in Historic Building Surveys and can provide valuable expert advice to help you make an informed and confident decision. We have many years’ experience with traditional construction methods and materials and can explain how an old building works, what you can and cannot do in a listed building, why an old house needs to ‘breathe’ and may not need a damp proof course.

If you would like to find out more about how to arrange a Historic Building Survey for a property you are thinking of buying please get in touch with our friendly, professional team.

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What is a Historic Building Survey?

In our previous post, we looked at how buyers or homeowners can determine whether a more comprehensive  Level 3 Survey or Historic Building Survey is the most appropriate choice for their property.

Historic Building Surveys are specifically designed to take into account the historic nature of the building in question, providing specialist insight into the quirks of its construction that may affect its future stability. This includes a thorough look into period features, including solid walls, historic plumbing systems, thatched roofs, timber frames and evidence of dampness.

These features all have specific characteristics that will affect the structure and condition of a building, particularly as it gets older. With a Historic Building Survey, you can gain a better understanding of how to manage these as a homeowner.

How does a Historic Building Survey differ from a Level 3 Survey?

The Historic Building Survey will give you all the detail of a Level 3 Survey regarding the condition of the property but will go into much more detail about how old buildings ‘work’, how they need to ‘breathe’, previous structural movement and evidence of dampness. It will also give more detail regarding the risks and implications of owning a period property and is particularly suitable for listed buildings as it will give information about what you can and can’t do with listed properties as well as information about previous work that will have required listed building consent so your legal advisers can make sure all the proper paperwork is in place.

With a Historic Building Survey, you will be guaranteed a surveyor with experience in homes that are of a similar age, style and construction of the property you need to have investigated. Your report will include detailed observations about any defects found in the fabric of the property, and the surveyor will include specific recommendations about maintenance and repairs to keep the building a good working order for years to come.

Whether it’s an impressive country cottage or a humble Victorian terrace, if there is a period property that you would like to discuss with our experts, please get in touch. Simply send an enquiry via our contact page or call your nearest branch to speak with us directly.

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Many properties have some kind of dampness issue and in most cases this can be addressed fairly easily. However, if dampness is allowed to continue it can seriously affect the fabric of the building, especially supporting timbers which can suffer from rot.

Many surveys suggest if there is any indication of dampness that a ‘damp proofing specialist’ is called in to address the issue. This is particularly the case if dampness is found to the base of a wall and ‘rising dampness’ is suspected. However, while rising dampness happens in theory it is almost never the root cause of damp issues in practice. Unfortunately, most ‘damp proofing specialists’ work for companies which install damp-proof courses so may not be best placed to offer independent advice. Quite often installing a new damp-proof course can not only fail to address the problem but can cause further problems.

Dampness coming in from outside can usually be addressed through proper maintenance of the fabric of the building. In most properties however the majority of dampness is due to condensation, including ‘interstitial condensation’ within solid walls and this can usually be addressed by resolving issues of ventilation, insulation and heating. Providing the dampness is not affecting structural timberwork it can usually be managed effectively.

Woodworm is another issue that can result in unnecessary worry. Old wormholes are usually inactive and providing the moisture content of the timberwork is reduced by the methods detailed above then an ongoing attack can usually be avoided without resorting to chemical treatments.

We specialise in the assessment of dampness in buildings and use the very latest and most comprehensive moisture measuring equipment which will help find the cause of the dampness and work out the best course of action.

At Gowers Surveyors we specialise in high quality surveys.  We’ll point out the good and bad, putting it all into context, so you can move forward with the purchase, with confidence.  Call now to book.

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