Hammersmith and Fulham is mostly Victorian and Edwardian terraces, mansion blocks and converted flats, built on London Clay and close to the Thames. That mix shapes the structural questions owners and buyers ask: cracks, subsidence, knock-throughs, loft conversions, rear extensions and basements. Our office is in Chiswick, W4, just across the borough boundary, so Hammersmith, Fulham, Shepherd's Bush, Brook Green, Ravenscourt Park, Parsons Green and Sands End are on our doorstep. These are the questions we are asked most often in the borough.
At a glance
- Typical homes: Victorian and Edwardian terraces, mansion blocks, flat conversions and post-war estates
- Ground: mostly London Clay, which shrinks in dry weather and swells when wet, with river gravels nearer the Thames
- Local planning points: 44 conservation areas, a one-storey limit on basements, and most of the borough in flood zones 2 and 3
- Laytoe inspection fees: from £420*, with a written quotation before we visit
- Since 2016 we have carried out more than 2,700 projects, including structural surveys across London
What structural problems are common in Hammersmith and Fulham homes?
In the borough's older terraces we most often see cracking around bay windows and over door and window openings, floors that slope towards the middle of the house, chimney breasts removed downstairs without proper support for the masonry above, and older rear extensions pulling away from the main house. Many houses have been altered several times over a hundred years or more, so part of the engineer's job is working out how the loads now travel down to the ground.
Is subsidence a risk in Hammersmith and Fulham?
It can be. London Clay shrinks as it dries out in long dry spells and swells again in wet winters, and trees close to a house make the drying worse. Leaking drains can also soften or wash out the ground under shallow Victorian foundations. Seasonal cracks that open in late summer and close in winter are a typical clue. Our guide to the signs of subsidence in London explains what to look for, and our post on leaking drains and subsidence covers when a drain survey is worth doing.
When should I get a structural engineer to look at a crack?
Most fine cracks in plaster are cosmetic. It is worth calling an engineer if a crack is wider than about 3 mm, runs diagonally from the corner of a window or door, is wider at one end, keeps growing, or comes with doors and windows that start to stick. Mark the ends of the crack in pencil with the date and photograph it next to a ruler, so you can show the engineer how it has changed. See cracks in walls: when should you call a structural engineer?.
Does the Thames affect building work in the borough?
The council says most of the borough and most of its residents are in the Environment Agency's flood zones 2 and 3. The Thames Barrier and the river walls give a high level of protection, but the council also notes that surface water flooding can affect many streets in a major storm, and that the combined sewers can back up into properties, especially basements. If you are planning a basement or a lower ground floor, flood risk, waterproofing and drainage need to be designed in from the start.
Can I build a basement in Hammersmith and Fulham?
Sometimes, but the rules are strict. The council's basement policy (DC11) generally limits basements to one storey, to no more than half the depth of the garden, and to no more than half the depth of the house beyond its rear wall. It also needs at least one metre of soil above any part under a garden. Every basement application must include a Construction Method Statement prepared by a qualified structural or civil engineer, showing how the house, the neighbours and nearby infrastructure will be kept stable. The council also uses Article 4 directions that bring basement excavation under planning control.
I live in a conservation area. Does that change anything structurally?
The borough has 44 conservation areas, and they mostly affect what you can change on the outside: dormers, rear extensions, windows and front gardens. Planning comes first, but the structural side is the same as anywhere else. A loft conversion or extension still needs calculations for Building Control, and in older houses the engineer will check how the new work bears on walls and foundations that may be well over a century old.
Do I need an engineer for a loft conversion or rear extension in a terrace?
Almost always. Loft conversions in terraces usually need new floor joists and steel beams, and rear and side-return extensions normally need a steel beam where the back wall is opened up, plus foundations designed for clay soil. Because terraced houses share party walls, the Party Wall etc. Act 1996 often applies too. Our loft conversion FAQ and London extension FAQ go through the details.
I want to knock through. What does the engineer do?
If the wall is load-bearing, the engineer works out what it carries, sizes a steel beam and the padstones at each end, and checks the walls and foundations that will take the new loads. Building Control will normally want those calculations before the work is signed off. Our steel beam (RSJ) calculations FAQ answers the common questions.
I'm buying in Hammersmith or Fulham and the valuer wants a structural report. What now?
This is common with older London houses and is not a sign that the house is unsafe. The lender usually wants an engineer's view on something the valuer saw, such as cracking, possible movement, a removed wall or an old repair. Send the engineer the valuer's exact wording so the report answers the lender's question. Our guide to structural surveys for a mortgage explains the process.
How much does a structural inspection cost in Hammersmith and Fulham?
Laytoe's structural inspections start from £420*, depending on the size of the property and what needs investigating, and we give a written quotation before we visit. Our structural survey cost guide explains what drives the price and how an engineer's inspection differs from a RICS survey.
Structural engineers for Hammersmith and Fulham
Laytoe Structures is based at Gable House, 18-24 Turnham Green Terrace, Chiswick, London W4 1QP, a short trip from Hammersmith and Fulham. Since 2016 we have carried out more than 2,700 projects, including structural surveys. See our structural inspection service, our extension and loft calculations service, request a quotation or call 020 3983 5057.