Subsidence and Crack Reports

Worried about a crack? We’ll tell you whether it’s cosmetic or structural, what’s causing it and what, if anything, needs doing. We cover London, Surrey, Sussex, Kent and Essex, can usually visit within 3 working days, and reports are typically issued within 48 hours of the site visit.

Chartered sign-off available for lenders and insurers · Express 24-hour reports · Saturday visits by appointment

Book an inspection or call 020 3835 2633

Guide prices
• Specific inspection of one crack or defect: £950 + VAT
• General inspection of the whole property: approx. £1,700 + VAT
We confirm the fee for your property before booking.

Extra options
• Chartered sign-off: for lenders and insurers who ask for a Chartered Structural Engineer. Price on request, so please mention it when you book.
• Express report: your report within 24 hours of the visit, for buyers close to exchange. Price on request.
• Site visit consultation: £480 inc. VAT. An engineer visits and gives verbal advice, without a written report. The fee is credited if you order a report within 30 days.
• Saturday visits by appointment.

Signs worth getting checked
• Diagonal cracks running from the corners of doors and windows
• Cracks that are wider at one end than the other
• Cracks that come back after redecorating, or are getting wider
• Doors and windows that start to stick
• Floors that slope, or gaps opening under skirting boards
• Cracking where an extension or bay meets the main house

Common causes
• Clay soils shrinking in dry summers and swelling in wet winters
• Tree and shrub roots drawing moisture from the ground
• Leaking or broken drains softening or washing away the soil
• Shallow foundations, often under older bays and extensions
• Heave after a large tree has been removed
• Previous alterations, such as removed walls or chimney breasts

How we assess cracking
We inspect the cracks inside and out, measure their widths and record the pattern, which tells us a lot about the cause. We categorise them using the industry-standard BRE damage scale, from hairline cosmetic cracks to severe structural damage, and look at nearby trees, drains and previous alterations.

Our report gives a clear recommendation:
• No action, or cosmetic repair only
• Crack monitoring over several months to see if movement is ongoing
• Repairs, which we can design for you
• Further investigation, such as trial pits or a CCTV drain survey

Why drains matter
Leaking drains are a common and often overlooked cause of movement. Because we also design drainage, we always consider whether they’re part of the problem, and we can design the fix. About our drainage design →

Common questions

Are hairline cracks a problem?
Usually not. Fine cracks are often caused by plaster shrinkage or seasonal movement and only need redecorating. Wider, diagonal or growing cracks are worth an engineer’s opinion.

Does subsidence mean underpinning?
Not usually. Many cases are resolved by dealing with the cause, such as a leaking drain or a nearby tree, then monitoring and repairing the cracks. Underpinning is only needed in a minority of cases.

Should I tell my insurer?
If you suspect subsidence, check your home insurance policy, as most require you to report it. Our report gives you an independent engineer’s view to share with them.

12+ years’ experience · £1,000,000 PI insurance · Site visit within 3 working days · 48-hour reports

All our structural surveys →
Buying a property? Pre-purchase surveys →