Short answer: A RICS building survey is carried out by a chartered surveyor and reports on the condition of the whole property: roof coverings, walls, damp, windows, services and finishes. A structural engineer's survey is carried out by a structural engineer and looks only at the structure: foundations, walls, floors, beams, lintels and the roof structure. Its job is to find out why something is cracking or moving, how serious it is and what should be done. When a surveyor recommends "a structural engineer's report", this is what they mean.
The two are not alternatives. The surveyor screens the whole building and flags concerns; the engineer investigates the structural ones.
What a RICS survey covers
RICS, the Royal Institution of Chartered Surveyors, sets three levels of home survey:
- Level 1, condition report: a short report on a conventional, modern home in reasonable condition.
- Level 2, still often called a HomeBuyer survey: a visual inspection of the main parts of the property, with condition ratings and recommendations. Suited to conventional homes in reasonable condition.
- Level 3, building survey: the most detailed level, for older, larger, altered or run-down homes. It describes the construction and the defects found, and often gives repair advice.
The Level 3 building survey used to be called a "full structural survey", which is why the names are so often mixed up. It is still a surveyor's report on the whole building. It does not usually diagnose the cause of structural movement, and it does not include structural calculations.
What a structural engineer's survey covers
A structural engineer looks at how the building carries its loads and whether any part of it is moving. On the visit the engineer:
- reads the pattern, width and direction of cracks to work out which part of the building is moving, and why;
- checks walls, floors, lintels, beams and openings for distortion, and whether walls and floors are level and plumb;
- looks at nearby trees, the soil type and the drains, the usual causes of subsidence in London;
- judges whether movement looks historic or ongoing;
- recommends what to do next: nothing, repairs, monitoring, or further investigation such as a drain survey or trial holes.
It does not cover damp, services, decoration or general maintenance unless they affect the structure.
Side by side
| RICS building survey | Structural engineer's survey | |
|---|---|---|
| Carried out by | A RICS surveyor | A structural engineer, often chartered (CEng MIStructE or CEng MICE) |
| Looks at | The whole property: structure, roof coverings, damp, services, windows and finishes | The structure only: foundations, walls, floors, beams, lintels and roof structure |
| Answers | What condition is the property in, and what needs attention? | Why is it cracking or moving, how serious is it, and what should be done? |
| Typical trigger | Buying a home | Cracks, movement, removed walls or chimney breasts, or a lender's or insurer's request |
| Output | Condition ratings and recommendations, including referral to specialists | Likely cause, severity, and advice on repair, monitoring or investigation |
Which one do you need?
- Buying a conventional home with no obvious problems: a RICS Level 2 survey is usually enough.
- Buying an older or altered home: a RICS Level 3 building survey, plus a structural engineer if the surveyor flags cracking, movement or alterations.
- The surveyor or valuer has recommended a structural engineer: a structural engineer's inspection, before you exchange contracts.
- Your mortgage lender wants a structural engineer's report: a report in the lender's format. With us that is a Mortgage Structural Inspection.
- You own the home and have new or growing cracks: a structural engineer rather than a full RICS survey.
Structural surveys at Laytoe Structures
We are structural engineers based in Chiswick and have inspected homes across London since 2016, with more than 2,700 projects completed. Our structural inspections come in three levels: a Specific Structural Inspection for one crack or one area (from £420*), a General Structural Inspection of the main structure (from £590* for a standard mid-terrace house) and a Comprehensive General Structural Inspection that adds the roof structure, cellar and outbuildings (from £880*). Reports usually arrive within 5 working days, or 48 hours with fast track. See structural survey and structural inspection for what each level covers.
* Prices are a guide only and VAT may be added. Your price is confirmed in writing before you book.
Common questions
Is a RICS Level 3 building survey the same as a structural survey?
No. A Level 3 building survey, once called a "full structural survey", is a surveyor's report on the condition of the whole property. A structural engineer's survey focuses on the structure and on the cause of any cracking or movement. If a Level 3 survey finds structural concerns, it will usually recommend a structural engineer.
Can a surveyor tell me whether a crack is structural?
A surveyor can identify and record cracks and say whether they look like a concern. Diagnosing the cause of movement and recommending a structural repair is a structural engineer's job, which is why surveyors refer significant cracking to an engineer.
Do I need both a RICS survey and a structural engineer?
Often, when buying an older home. The RICS survey covers the whole property; the engineer looks in depth at any structural concern it raises. If you already know about a structural issue before you make an offer, you can book the engineer alongside the survey rather than waiting for the referral.
What does a lender mean by "a structural engineer's report"?
A report by a structural engineer on the specific points the lender's valuer raised, in the format lenders expect. Our Mortgage Structural Inspection reports are signed by MICE or MIStructE qualified engineers. Send us the valuer's letter and we will quote.