A prospective buyer contacted SERL based on recommendations from their surveyor. They had endorsed us due to our well-known expertise and independence in providing Structural Engineer’s reports for the residential sector.
The client sought our expertise in structural engineers’ reports, especially within the Surrey area. They needed a report to address concerns expressed by their surveyor due to significant deformations of a large conservatory style garden room.
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.
In response to the client’s requirements our qualified Chartered Structural Engineer recommended a Specific Structural Inspection (SSI) report.
The conservatory displayed an unexpected level of distortion, with the double-glazing leaning outward significantly. Measurements using a spirit level showed a deviation of over 40 mm across a 1.2 m span, which is substantial. This deformation was readily apparent and unsettling, even to an untrained observer.
Additionally, gaps allowing air ingress were noted between several windows due to the distortion.
After inspecting the low-level brickwork and floor levels, we found no evidence of subsidence. The issue seemed to be limited to the roof spreading outward, despite it being reinforced with horizontal ceiling ties.
We believe the roof was originally an open-plan, sloping tent structure, and these ties were added later in response to deformation. This work was completed before the current owner took possession, so the exact timing is uncertain.
Although the windows and doors are still functional, somewhat surprisingly, the extent of the visible deformation is unacceptable and would likely alarm current and future buyers as well as their surveyors.
After careful assessment, we determined that it was necessary to reconstruct all double glazing, as well as the load-bearing vertical mullions and eaves beams, to enhance the roof’s support and correct any visual distortions. The cost for these renovations would be approximately between £30,000 to £50,000, which is significantly less expensive than demolishing and reconstructing the entire structure.
Although the client was disappointed with this resolution, they valued the straightforward advice, which enabled them to discuss pricing options with the owner during the sale negotiations.