My RICS survey says “refer to a structural engineer”. What now?

4 November 2026 · Blog · Buying a home

You’ve found the house, your offer’s been accepted, and then the survey comes back with the words every buyer dreads: “refer to a structural engineer”. It’s one of the most common phrases in RICS Level 2 and Level 3 surveys, and it doesn’t automatically mean something is seriously wrong.

Why surveyors write it
A RICS surveyor looks at the whole property in one visit. When they see something structural they can’t fully assess, such as cracking, a sloping floor, a bowing wall or a wall that’s been removed, their professional guidance is to recommend a specialist rather than guess. It’s a sensible, cautious step, not a verdict.

What a structural engineer does differently
We look closely at the specific concern the surveyor flagged. We measure and categorise any cracks, check whether movement is old and stable or still active, look at the likely cause, and tell you what, if anything, needs doing. Most importantly, we give you a clear answer you can act on before you commit.

The most common outcomes
• Historic movement, no action needed: very common in older London houses. The building moved years ago and has since stabilised.
• Minor repairs: such as replacing a failed lintel, tying in a bay, or repairing a leaking drain.
• Monitoring: where it isn’t clear whether movement is ongoing, we may recommend measuring the cracks over several months.
• Significant work: occasionally, such as underpinning or rebuilding part of a wall. Knowing this before exchange lets you renegotiate, or walk away.

What to do next
1. Don’t panic, and don’t exchange yet. Tell your solicitor you’re getting a structural report.
2. Send us the survey extract and the address. We’ll give you a fixed quote.
3. We visit, usually within 3 working days, and focus on what the surveyor flagged.
4. You get a plain-English report, typically within 48 hours, which you can share with your solicitor, lender and the seller’s agent.

Common questions

Should I tell the estate agent?
Yes. It explains any short delay, and if work is needed, the report gives you evidence to renegotiate the price.

Can the seller arrange the report instead?
They can, but a report you commission is written for you and answers your questions.

How much does it cost?
A specific inspection of one defect is £950 + VAT. If the surveyor flagged several issues, a general inspection of the whole property is approx. £1,700 + VAT.

Book a pre-purchase structural report →
Site visit within 3 working days · report within 48 hours · get in touch or call 020 3835 2633

More for home buyers
• Should I buy a house with cracks or subsidence?
• Buying a house where a wall was removed without approval
• Is movement normal in a Victorian terrace?
• My lender wants a structural engineer’s report
• How quickly can I get a structural report before exchange?
Structural surveys in London →
Structural engineer or RICS surveyor? →