Pre-Purchase Structural Reports

Typical triggers include a removed chimney breast or internal wall without clear records, a conservatory with movement, alterations to roof timbers, large cracks or a previous extension that appears to be separating from the house.

An extension or conservatory is not defective merely because it exists. The purpose of the inspection is to investigate the concern identified, distinguish observations from possible causes and recommend a proportionate next step.

Provide the surveyor's findings, photographs, plans, seller disclosures and available completion certificates. Define whether the instruction is to assess one concern or give broader advice on the structure.

Access limitations are important. A visual inspection cannot verify hidden foundations, every concealed beam or underground drainage. Ask whether opening-up, drainage surveys, monitoring, soil investigation or specialist testing may be needed, and agree who can authorise those investigations before purchase.

Expect a description of the inspected areas, the observed defects, limitations, likely mechanisms where supportable and recommended investigation or remedial action. The report should distinguish a confirmed defect from a possible cause that still needs testing.

A repair recommendation should be sufficiently clear to scope further design. A visual report is not automatically a detailed repair design, a fixed repair quotation or a guarantee against future movement.

Missing building control or planning documents are a legal and conveyancing issue as well as a technical concern. A structural report does not retrospectively approve unauthorised work. Ask your solicitor to review the relevant permissions and records.

Confirm the report's intended client, reliance terms, professional indemnity arrangements and whether the lender needs particular information. Do not assume you can rely on a report commissioned by someone else without permission.

Resolve what must be investigated before exchange and what can be sensibly addressed afterwards. Obtain independent repair estimates where needed and allow for access, finishes and professional fees, not just the visible structural repair.

Where the mechanism is uncertain, further investigation may be more valuable than negotiating a discount based on a guessed worst-case cost. Keep the decision grounded in the report's actual conclusions.