Richmond upon Thames runs along both banks of the river, from Barnes, Mortlake, Kew and East Sheen to Richmond, Twickenham, St Margarets, Teddington, Ham, Petersham and Hampton. It is a borough of Victorian and Edwardian terraces, Georgian riverside houses, inter-war semis and mansion flats, many of them extended, converted or opened up over the years. Our office is at Gable House, Turnham Green Terrace, Chiswick W4, a short trip over Kew Bridge, and we inspect homes across the borough. These are the questions Richmond homeowners and buyers ask us most often.
Richmond at a glance
- Conservation areas: the council's conservation areas guide lists 85 conservation areas in the borough, and some streets have Article 4 directions that remove permitted development rights.
- Local Plan: adopted by the council on 7 October 2025. Policy 54 covers basements.
- Basements: normally no more than one storey below ground, under no more than 50% of the garden (outside the original house footprint), with a Construction Management Plan; a Structural Impact Assessment is needed next to a listed building.
- Rivers: the Thames is tidal below Teddington Lock; the River Crane (west, north of the Thames) and Beverley Brook (east, south of the Thames) also bring flood risk.
- Groundwater: the council's 2021 flood risk assessment recommends groundwater policy zones at Richmond Hill, Strawberry Hill, Marble Hill and St Margarets West.
- Our fees: structural inspections cost £400 to £2,000, with a written quotation before we visit.
Richmond homeowner FAQs
Do you carry out structural inspections in Richmond upon Thames?
Yes. We inspect houses and flats across the borough, from Barnes and Kew to Twickenham, Teddington and Hampton. Since 2016 we have carried out more than 2,700 projects, including structural surveys. Call 020 3983 5057 or see our structural inspection service.
Is subsidence a risk in Richmond?
It can be. Ground conditions vary across the borough: much of the low ground near the river sits on sands and gravels, while higher ground such as Richmond Hill is on London Clay. Clay shrinks in dry summers and swells in wet winters, and large trees close to a house make the movement worse. Leaking drains can also soften or wash out the ground under foundations. An engineer looks at the crack pattern, the ground, nearby trees and drains before deciding whether it is subsidence. See our guide to the signs of subsidence in London.
I have found a crack. When should I worry?
Most fine cracks in plaster are cosmetic. Call an engineer if a crack is wider than a few millimetres, runs diagonally from the corner of a window or door, is wider at one end, keeps growing, or comes with sticking doors or sloping floors. Before you fill it, photograph it with a ruler and write the date beside each end. More in our guide to cracks around windows.
My house is near the Thames, the Crane or Beverley Brook. Does that affect building work?
Yes. Homes in flood zones need a flood risk assessment with planning applications, and extensions and basements must not make flooding worse. For the structure, the engineer allows for high groundwater, uplift on basement floors and how new foundations will behave in wet ground.
Can I build a basement in Richmond?
Often, within limits. Under Policy 54 of the Local Plan adopted on 7 October 2025, the council resists basements of more than one storey under houses and limits them to 50% of the garden outside the original footprint. Schemes must protect the stability of the house, the neighbours and nearby roads, and need a Construction Management Plan. In the groundwater policy zones a chartered professional must first carry out a screening assessment, and a full Basement Impact Assessment may follow.
I live in a conservation area. What changes?
Some small changes, such as certain extensions, new windows or rendering brickwork, may need planning permission, especially where an Article 4 direction applies. Trees in a conservation area are protected too: you must give the council six weeks' notice before most tree works, which matters when a tree is linked to cracking. Your engineer's report can explain the structural case for any works.
Do I need an engineer to remove a wall or a chimney breast?
Usually, yes. Removing a load-bearing wall or a chimney breast needs structural calculations for Building Control: the steel beam, the padstones under each end, temporary propping and fire protection. See our steel beam (RSJ) calculations FAQ.
Planning a loft conversion or an extension?
Most need a structural engineer: steels in the loft floor and roof, foundations suited to the ground, and openings in the back wall of the house. In terraces and semis the Party Wall Act may apply. Our loft conversion guide and London extension FAQ cover the details.
My lender wants a structural report before the mortgage. Can you help?
Yes. Valuers often ask for an engineer's report when they see cracks, signs of movement or a removed wall. Send us the valuer's exact wording so the report answers what the lender asked. See our mortgage inspection service.
How much does a structural inspection cost in Richmond?
Our structural inspections start from £420* depending on the property and what needs looking at. We give you a written quotation before we visit. Call 020 3983 5057.
Useful council links: Richmond conservation areas guide · Richmond adopts new Local Plan (October 2025) · Strategic Flood Risk Assessment Level 1 (2021).