Why are Structural Defects Common in London Homes?

London is the most densely populated area of the UK, and unsurprisingly it’s home to some of the oldest residential properties in the country as well. Large areas of the capital are made up of Victorian and Edwardian housing, with huge swathes of more modern homes, apartments, and converted buildings throughout the area as well.

Whilst you would expect all of these properties to be structurally sound, there are in fact many factors like environmental conditions, historic alterations, and general wear and tear that can contribute to structural defects developing in a property over time.

During property surveys in London, sometimes in the process of selling or buying a house, or when preparing for alterations etc, surveyors can frequently discover these defects, and whilst some can be relatively minor, some structural defects might seriously affect the stability of the property if left unresolved.

It’s important then for buyers, homeowners, and landlords to all understand the different potential problems in their property, the possible dangers to the property, and how to arrange the appropriate inspections and remedial works to repair these structural problems.

Below you can find some of the most frequently identified structural problems found in London homes.

Decay in Structural Timber

Timber is often an essential part of a properties structure, especially in older properties. Floor joists, floorboards, staircases, internal framing, and roof structures can all be compromised if it’s exposed to dry rot, wet rot, or woodworm.

Damp conditions or constant exposure to moisture can easily weaken timber and provide the perfect breeding ground for the growth of dry rot and wet rot, and for woodworm to breed.

All of these conditions can lead to the decay of timber, weakening the wood itself and compromising your properties structural elements in the process.

Surveyors often identify timber decay in areas that often go unnoticed. Poorly ventilated subfloor spaces, in loft and roof voids, and in basements, as these spaces aren’t usually in the line of sight of the people living in these properties, giving elements like rot and woodworm the time to spread easily.

If structural timber has been found to have deteriorated significantly then timber repair or replacement may be needed to restore the stability of the property.

Lintel Failure

Lintels are vital structural supports placed above windows and doors, designed to carry the weight of the masonry above the void left by a door or a window, and safely distribute the load of the wall above to the surrounding structure.

Of course, over time, many lintels can deteriorate for all kinds of reasons. For example, some lintels are made of timber, and exposure to moisture can potentially lead to timber decay, whilst some concrete lintels can fail because the steel reinforcement within the concrete corrode and expanding, putting additional pressure on the masonry surrounding the lintel.

So how can you tell a lintel is failing?

One of the easiest to spot signs that you might have a problem with your lintel is cracking in the brickwork around the window or the door. These cracks could be diagonal, or stepped, and will usually be pointed out in a property survey.

If you have noticed signs of lintel failure in a property you own in London, be sure to contact a member of our locally based team to begin further investigation and potential repairs.

Cavity Wall Tie Failure

Any property that has been constructed with cavity walls is likely making use of cavity wall ties to connect the two layers of brickwork together. These wall ties are designed to stabilise the property by linking the outer wall leaf and inner wall leaf together.

However, over time wall ties can corrode, and that’s particularly true of properties built around the mid twentieth century (which London has a large amount of). This can lead to pressure mounting on the masonry around the failed wall tie, and cracking appearing in the brickwork.

Horizontal cracking is often a sign looked for by surveyors when it comes to wall tie failure, and if left unrepaired this can lead to external walls bowing outwards. This is an obvious risk to the structural stability of the property, so if you do suspect your home might be showing signs of wall tie failure we strongly suggest booking a cavity wall tie survey ahead of repairs to protect your property.

Concrete Deterioration in Structural Elements of a Property

Concrete is an important building material, but it can deteriorate over time, especially likely when steel reinforcement is being used within the concrete.

Moisture can permeate the concrete, making its way to the steel bars, and then corroding them, weaking and expanding the bars in such a way the concrete begins to struggle to perform whatever structurally necessary task it was created for.

You will commonly find this on balconies, beams, columns, or lintels, common parts of properties like apartments that make up a large percentage of London housing.

Exposed steel beams within the concrete, or cracking in the concrete itself are sure signs of concrete deterioration, and when this is properly identified by a surveyor specialist concrete repairs may be in order to safely restore structural integrity.

Damp-Related Structural Problems

Persistent damp problems have all kinds of associated impacts on a property, not least of all being the potential problems it can cause to the properties structure.

Damp can weaken plaster, damage timber, encourage fungal growth and decay, and even provide the perfect breeding ground for woodworm. In severe cases damp can compromise vital timber like floorboards, joists, and supporting beams if left untreated or completely unnoticed.

Visible signs of damp should be enough to prompt any property owner into action. Booking a survey with a PCA qualified surveyor to identify the type of damp affecting a property and recommend an effective treatment plan is a great way to stop damp from having a real and lasting impact to your property.

Structural Issues in a Basement

Basements are very common when it comes to London properties, with below ground spaces popular when it comes to older properties, and properties that have been looking to maximise living space.

Below ground structures like basements and cellars are more exposed than their above ground counterparts, as they are exposed to elements like groundwater pressure and moisture from surrounding soil and clay.

If the basement in question experiences a failure in its waterproofing system then its more than likely to first experience symptoms of damp wherever the exterior walls come into contact with the surrounding earth, as well as leaks and flooding if the signs of water ingress aren’t addressed.

Prolonged exposure to leaks, floods, and damp in a basement can easily lead to problems like black mould, structural deterioration, and damage to internal finishes and furnishings.

Property surveys can highlight basement dampness, but in many instances it’s the property owner or inhabitant who will first notice signs of a basement structural leak, and its at this point requesting a basement waterproofing survey from a waterproofing design specialist is highly recommended to avoid any future problems, and make the basement safe for use.

Why are Structural Defects Common in London Homes?

There are a few different factors that contribute to structural defects being a common problem in London homes.

The first, and one of the most significant, is the age of the housing stock in London. Plenty of properties in the capital were constructed at least a century ago, and as you might expect, over time the original building materials may begin to deteriorate.

You might also find that building alterations can introduce structural issues, if not when they are installed, maybe even years later. The addition of a basement, a basement conversion, or other structural changes can alter the load distribution of a building, which may cause some properties to suffer from structural defects over time.

Then there are environmental factors that can have a bearing on structural problems. The clay soils found throughout London for example can expand and contract depending on moisture levels, which can have a real impact on basements and structural movement thanks to lateral pressure.

All of these factors mean that many property owners throughout London can notice signs of structural failure at any time, and if they do, a survey from the experts is probably in order.

What Happens if a Property Survey Does Find Structural Defects?

If you have received the news that structural defects have been identified by a surveyor as part of a property inspection (normally as part of the buying process), they will often recommend further investigation by specialists.

General property surveys can usually identify visible defects, but they might not always reveal the full extent or underlying cause of the problem.

In many cases surveyors will advise obtaining a specialist damp and timber survey, or structural inspection. Normally these assessments provide a more detailed understanding of the condition of the building, what structural defects might be present, and help to determine what remedial work might be needed to repair them.

You can learn more about our specialist damp and timber surveys on our website, and book a survey with our local team at a time that suits you.

Specialist Structural Repair Surveys

If you suspect that a property you own could be experiencing a structural defect, then it’s best to get in touch with a surveyor who can provide an expert and detailed assessment of the buildings condition.

Timberwise surveyors are qualified through the Property Care Association (The PCA), and are able to not only identify structural issues in concrete, timber, masonry, and basements, but also recommend the best course of action to repair the structural defects within a written report.

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