A prospective buyer contacted us about their conversion flat situated within a grand London Townhouse over several floors. They had commissioned a level 2 RICS Survey which had found various minor internal cracks. The RICS Level 2 Home Survey service includes: a physical inspection of the property and a report based on that inspection.
The prospective buyer was seeking a reputable, independent, and highly experienced structural engineering firm specialising in Structural Engineers Reports for residential properties in St John’s Wood and the North London area.
In response to the client’s requirements our qualified Chartered Structural Engineer recommended a General Structural Inspection Report (GSI) also known as a General Movement Report.
SERL offers two types of structural reports:
1) A localised, specific, and limited Specific Structural Inspection (SSI) report or a Structural Engineers Defect Report.
2) A broader General Structural Inspection Report (GSI) or Structural Engineers General Movement Report which focuses only on matters of cracking and movement.
We found some cracking to external lightwell retaining walls at the front but this was associated with dampness and not subsidence.
The entrance portico had settled and cracked a bit which is common due to being built on the flanking walls to the staircase, an external garden structure rather part of the habitable building which would expect to have slightly better foundations.
After conducting a comprehensive inspection of both the interior and exterior of the property, along with various spirit level measurements to check alignment, we found no evidence of subsidence.
We did notice minor internal cracking, also noted by the surveyor. However, we were satisfied this was not structural and was consistent with normal plaster and shrinkage cracking.
We were satisfied there was no modern day structural movement within the property.
The building’s lower ground floor inadvertently results in deeper foundations compared to most period houses, considering the relationship with external ground levels and street trees at the front, thereby reducing subsidence risk.
There had been significant internal structural alterations. However, there were no signs of structural distress but we recommended that the client check the relevant Building Regulations Approvals.
The client was pleased to receive guidance from an experienced chartered structural engineer and be reassured that the cracking was of no structural significance. And future subsidence risks were normal to below normal given the lower ground floor layout of the flat.