London is a city of considerable size and stature, and decades of its history are preserved in its buildings. Many of London’s commercial buildings have been standing since the early 1940s, with some repurposed properties dating back to the 19th century or earlier. However, while London’s urban skyline is constantly evolving, the risks posed by structural damage are ever-present.
Structural repair surveys offer a method of assessing the structural risks to your property, whether it’s a heritage tavern or a modern skyscraper. In this blog, we’ll discuss what a structural repair survey is and why you might want to have one conducted on your property.
What Is a Commercial Structural Repair Survey?
A commercial structural repair survey is an investigation to identify and diagnose defects in the structural components of a building. Unlike a building or valuation survey which looks at the general condition of a building, a structural repair survey focuses on defects in the structural components of a building, as well as the cost of remedial work to correct them.
Commercial structural repair surveys assess the timber (in lintels and door/window frames), masonry, concrete, and other load-bearing components within a building. They are often required by commercial landlords, property managers, or developers looking to evaluate the cost of repairs prior to the purchase, sale, or letting of a property. However, they can also be used to assess necessary repairs after sudden damage such as flooding.
When Should a Commercial Property Owner Commission a Survey?
You should commission a commercial structural repair survey if you have evidence of or suspect damage within your property, either after an event or because of lapsed maintenance. Structural repair surveys are often booked after problems arise, but they can be used a proactive measure that reduces liability and costs in the event your property had sustained damage that has gone unnoticed.
You might consider booking a structural repair survey if:
- You notice visible cracking in the masonry or plaster within the property.
- You notice signs of Subsidence caused by uneven or loose foundations such as clay.
- The property has Wall tie failure due to corrosion.
- You’ve experienced flooding events in below-ground structures like basements or cellars.
- You’re conducting pre-purchase due diligence prior to purchasing or inhabiting a property.
- You’re about to conduct major refurbishments to a property.
What Does a Commercial Structural Repair Survey Include?
Commercial Structural Repair Surveys are divided into several categories, and will be bespoke to your property based on the materials and methods used in its construction. These include:
Structural Movement Assessment
An assessment of the structure of the property where crack patterns in the masonry or mortar are investigated for signs of subsidence or movement within the wall. This area of the report will provide recommendations on how to monitor subsidence to ensure repairs are carried out when required.
Cavity Wall Tie Inspection
If your property has cavity walls, then wall ties are an essential component in ensuring the two leaves of the wall remain joined and structurally stable. This area of the report will assess wall ties for corrosion risk, and provide a remedial plan for having these replaced if required.
Concrete Condition Assessment
Concrete can develop similar concerns to masonry, in that it is at risk of weathering from damp conditions. Symptoms such as spalling or carbonation risks are assessed during this investigation, as well as ways to prevent further erosion and reinforce existing concrete.
Timber Inspection
Timber is a resistant material, but it also carries with it its own set of risks. Fungal decay and woodworm infestations are concerns within timber structures, and load-bearing timbers will be assessed to ensure their structural integrity is maintained, especially if they have become weakened by a previous infestation or leak.
Moisture & Damp Interaction
Both rising and penetrating damp are likely contributors to the structural condition of a property. Excess moisture can erode masonry and concrete over time, and can provide an ideal environment for various types of fungal decay. Investigations in this section identify areas of moisture ingress and how these contribute to structural degradation. This section also covers waterproofing considerations, especially for below-ground structures.
Remedial Recommendations & Budget Forecasting
This section provides the scope for the body of remedial work required to restore a building’s structural integrity. It will also categorise risks into importance and urgency, as well as provide a phased guide for completion of the remedial work involved.
How Much Does a Commercial Structural Repair Survey Cost in London?
It’s impossible to attribute cost to a structural repair survey before a surveyor visits a property. Factors such as the size of the property, the complexity of its construction, access requirements, and the need for specialist testing in certain circumstances can all increase or reduce the cost of a survey.
While every building differs in scale and materials, investment in a survey is typically a fraction of the cost of any potential remedial work to restore a property’s structural strength.
Why do Structural Repair Surveys Save Commercial Property Owners Money?
Structural repair surveys can save commercial property owners money for several reasons.
Prevents Escalating Repair Costs
The earlier you catch a structural defect, the more cost effective it is to repair. Catching defects early will also provide more remedial options to restore integrity to a structural component. For example, concrete can be repaired with crack stitching methods if the crack is below a certain size. However, leaving the crack to widen and split further will render crack stitching repairs less effective, meaning complete replacement might be the only remaining option to restore integrity to a building.
Protects Tenant Safety & Avoiding Disruption
Tenants are essential, especially for residential property owners. Leaving structural components in a state of disrepair could risk further damage, but also places the lives and health of any incumbent tenants at risk. It can also cause disruption to a tenant’s life if they had to move out of a property due to the risk of structural failure. Tenants often feel greater satisfaction and remain in a property longer if the property owner conducts repairs in a safe manner and within a reasonable timeframe.
Supports Insurance & Compliance
Repair work often includes guarantees of longevity. Guarantee or repair documentation can strengthen your position with insurance providers, providing greater protections during claims and a reduction in premium costs. It also provides evidence of due diligence regarding compliance with building regulations and legislation.
Improves Asset Valuation
A well-maintained building will likely increase in value over one that steadily falls into decline. It also reduces uncertainty when selling a building, as documentation can provide assurances on a property’s condition prior to offers, rather than waiting for additional surveys to be conducted.
London-Specific Structural Risks Commercial Owners Should Consider
If you’re a London-based property owner, you should consider the following structural risks when repairing or maintaining your property:
- The clay shrink–swell movement is a risk in many London boroughs, but is especially high in the Northern and Western areas of the city.
- Flood risk zones, especially in Central London areas like Canary Wharf or those bordering the River Thames.
- Heritage building materials in London’s older building stock such as the West End are prone to failure due to their age or vulnerability to modern environmental conditions.
- Urban vibration from rail networks can cause structural damage to buildings within proximity.
What Happens After the Survey?
After our surveyor has completed their inspection, they will provide a report of their findings, as well as photographic evidence of any defects. These will usually be sectioned off into the different areas of repair: Structural Repairs, Wall Tie Replacement, Concrete Cracks, Timber Repairs, or Timber Window Repairs. You will only see a section on your report if your property has that component (i.e., you won’t see a ‘wall tie replacements’ section in your report if your property is constructed from single leaf walls).
The report will also contain an action plan to repair any defects, and guarantee periods for these repairs. It will also discuss the cost of these repairs in detail, usually broken down by the type of work involved to repair a defect. This report is usually delivered within 10 working days of a property being visited.
Choosing a Structural Repair Specialist in London
If you are a seeking a structural repair specialist in London, Timberwise are here to help you with your unique property and its requirements. Specialising in property maintenance and remediation, Timberwise has since grown its portfolio over 50 years to include structural repairs such as basement waterproofing, timber repairs, concrete repairs, and wall tie replacement.
Timberwise works closely with both domestic and commercial clients, and our guarantee-backed work provides peace of mind that your property will be restored to its original condition and remain that way for years to come. With offices in both North London and South London, our surveyors and technicians are well versed in London’s property stock and environment. Book a structural repair survey to discuss your needs with our London structural repair specialists.
FAQs
What is Included in a Commercial Structural Repair Survey?
A commercial structural repair survey involves a thorough on-site investigation of the structural components within your property. This includes an assessment of the building’s timber components, lintels, concrete, and wall ties. An inspection will be followed up with a detailed report of our findings and the costs of remedial work to repair any defects.
How Long Does a Commercial Building Structural Repair Survey Take?
A commercial structural repair survey can usually be completed within a few hours, but can potentially take as long one day if your property is particularly large or requires an extensive amount of work to restore it. A report of our findings is usually delivered within 10 working days of our visit.
Do Structural Surveys Include Wall Tie Inspections?
Yes, a structural repair survey does include wall tie inspections if your property is of a cavity wall construction. Your survey will not include this if your building isn’t of a cavity wall construction, such as many heritage buildings or older commercial buildings.
Is a Structural Repair Survey Required Before Commercial Refurbishment?
Though it isn’t required, it is always a good idea to have your property assessed prior to conducting any refurbishment work on it. A survey can reveal undetected defects and provide methods for resolving the concerns prior to making costly mistakes that could disrupt your refurbishment timeline.
How Often Should Commercial Properties in London be Surveyed?
We recommend that a commercial property be surveyed annually to reduce the risk of significant structural damage. Catching structural defects early can reduce the cost of repair, as well as ensure the safety of tenants and businesses using the building.
Does a Structural Repair Survey Help with Insurance Claims?
Yes, a structural repair survey can help with insurance claims. Documents that guarantee the work can be used to reduce the cost of your insurance premiums, as there is a reduced likelihood of structural damage progressing to the point of expensive replacement or reconstruction work.
