Who Should I Hire for a Structural Survey When Buying a House in London?

Short answer: For a structural survey, hire a structural engineer, not a builder or a general surveyor. Look for an engineer who is chartered with the Institution of Structural Engineers or the Institution of Civil Engineers (CEng MIStructE or CEng MICE), or a qualified engineer working in a practice with one; who knows London's Victorian and Edwardian housing and its clay soils; who carries professional indemnity insurance; and who gives you the price and scope in writing and the report before your exchange date.

Surveyor or structural engineer?

When you buy, a RICS surveyor reports on the condition of the whole property. A structural engineer is the right person when:

• the surveyor or your lender's valuer recommends "a structural engineer's report";
• you can see cracks, sloping floors, a bay window pulling away or doors that stick;
• walls or chimney breasts have been removed, or there is a loft conversion or extension;
• the seller mentions past subsidence, underpinning or an insurance claim;
• your lender or insurer has asked for an engineer.

For the difference in detail, see structural engineer's survey vs RICS building survey.

What to check before you instruct an engineer

• Qualifications. Ask who will inspect and who signs the report. Chartered structural engineers use CEng with MIStructE or MICE. Some lenders require a report signed by a MIStructE or MICE engineer, so check your lender's letter.
• Insurance. The firm should hold professional indemnity insurance and tell you the level of cover.
• London experience. Much of London sits on shrinkable clay, and older houses have shallow foundations, bays and altered layouts. An engineer who knows this housing reads the cracking faster and more reliably.
• A written scope. You should know what will and will not be inspected: the main structure only, or the loft, roof structure and cellar too, and whether earlier alterations are included.
• Timing. Confirm the visit date and when the report will arrive, measured against your exchange deadline.
• Independence. Be cautious about a report from a firm that also wants to sell you the repair.

Questions to ask before you book

• Which inspection do I need for what the surveyor found, and what does it cover?
• Will the report say what is likely to be causing the problem and how serious it is, not just describe it?
• Can I share the report with my solicitor, my lender and the seller?
• If one visit cannot confirm the cause, what further investigation would you recommend?
• Can I call you with questions once I have read it?

Which inspection to book

With us, buyers usually book a General Structural Inspection (from £590* for a standard mid-terrace house): the main structure inside and out, reporting up to the five most significant issues. If the surveyor's list is long, or you want the loft, roof structure and cellar looked at, choose the Comprehensive General Structural Inspection (from £880*). If your lender's valuer has asked for a report, you need a Mortgage Structural Inspection, in the format lenders expect and signed by MICE or MIStructE qualified engineers; send us the valuer's letter for a price.

About Laytoe Structures

We are a structural engineering practice at Gable House, 18–24 Turnham Green Terrace, Chiswick, London W4 1QP, working across Greater London since 2016 with more than 2,700 projects completed. Every engineer who inspects for us holds a master's degree in structural engineering, and an inspection by our Chartered Structural Engineer is available on request. We hold £1 million professional indemnity insurance. Your price is in writing before you book. Reports usually arrive within 5 working days (10 for a Comprehensive inspection), or 48 hours with fast track. Call 020 3983 5057 or request a quote.

* Prices are a guide only and VAT may be added.

Common questions