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Structural Reports for Homeowners: when you need one, what’s included, and typical costs
- AMS SURVEYS
- Mar 17
- 5 min read
Cracks that seem to grow, doors that suddenly stick, a valuation that comes back with structural concerns. These are the moments homeowners start searching for clear, reliable answers. A structural report gives you that clarity, turning worry into a practical plan.
At AMS Surveys, our Chartered Surveyors and Engineers diagnose issues such as subsidence, lintel failure, and load-bearing wall removals. We combine on-site expertise with structural calculations and modern inspection tools, then deliver a clear report you can use with your lender, contractor, insurer or Building Control.
If you are planning an RSJ installation, dealing with movement, or simply want to understand what those stepped cracks mean, this guide explains when to commission a structural report, what it includes, timescales, costs in the UK, and how to choose the right professional.
What a structural report is and why you might need one
A structural report is a focused inspection and written appraisal of the stability and load paths of a property or a particular element. It identifies the cause of movement, cracking or deflection and sets out proportionate remedial options. Where alterations are planned, it provides the calculations and specifications needed for compliance and safe construction.
Typical triggers include:
New or worsening cracks, racking in door frames, uneven floors or bulging walls
Suspected subsidence or heave, often flagged by insurers or surveyors
Lintel failure above windows or doors, usually seen as stepped or diagonal cracking
Planned removal of a load-bearing wall and the need for RSJ design and sign-off
A failed mortgage valuation or a lender asking for an engineer’s opinion
Historic alterations with no Building Control documentation, especially before sale
If any of these apply, a targeted structural report provides evidence-based advice and a route forward.
What we inspect and how we investigate
We start with a structured visual inspection of the affected areas and their load paths. This can include foundations, walls, beams, lintels, floors, roofs and adjacent ground. We review the property’s age and construction, look for drainage or moisture influences, and assess whether cracks are historic or progressive.
To reach concealed areas safely and minimise disruption, we may use:
Drones for high-level checks of chimneys, parapets and roof planes where access is difficult
Borescopes to look within cavities or floor voids with minimal opening up
Moisture profiling where dampness is influencing movement or timber performance
Intrusive opening up is recommended only where necessary to confirm critical details, for example, bearing lengths, lintel types or wall thicknesses. We explain every step and agree on access arrangements in advance.
Calculations, design and compliance support
Where you plan to alter the structure, we provide structural calculations and design details for steelwork or other supports. This includes:
Steel beam calculations for RSJs, padstones and connections
Checks on adjacent walls and foundations to confirm they can take additional loads
Sequencing and temporary works advice to support safe construction
These calculations are typically required by Building Control and by contractors before they can proceed. Our designs are clearly set out so your builder and Building Control can follow them with confidence. If you need calculations for steel beams as part of your project, we can advise on options and produce compliant design packages as part of a structural inspection.
What you receive after the inspection
Your structural report is designed to be used. It will usually include:
A clear diagnosis of the issue, with a short plain-English summary
Photographic evidence and annotated images
An opinion on the severity and whether the movement is historic or ongoing
Practical remedial options, with pros and cons where relevant
Structural calculations and outline specifications, if you are altering the structure
Guidance for Building Control submissions and what a contractor will need to price
Reports can support Building Control applications, contractor quotations and lender queries. We also offer follow-up calls to answer your questions and help you prioritise actions.
Typical timescales and UK cost ranges
Timescales vary with property size and complexity. As a guide:
Site visit: usually arranged within a short lead time once access is confirmed
Turnaround: Many clients receive their report within five working days of inspection, subject to complexity
Calculations and design details: often issued within 10-15 working days, or shortly after if further verification is needed
Fees are bespoke and depend on the scope, location and complexity. As an indicative range for homeowners in the UK:
Targeted structural inspection for a single issue, for example, a suspected lintel failure, often starts from the low hundreds, including VAT
More complex cases, for example, subsidence investigations across several elevations or combined inspection and steel design, typically sit in the mid to high hundreds, including VAT
Projects requiring multiple beams, connection details and liaison with Building Control will be priced to scope
Every property is different, so please get in touch for a tailored quotation.
How our reports help with Building Control and remedial quotations
Your council’s Building Control team will want to see structural calculations and adequate details for any load-bearing alterations. Our reports package the evidence and calculations in a format Building Control expects, reducing back-and-forth and helping you start on site sooner. The same clarity helps contractors quote accurately, limiting variations later.
If your property is older or listed and you need advice on significance and sympathetic repair, our conservation-led team also provides heritage surveys and consultancy, aligning with Historic England guidance.
How to find a good structural surveyor
Look for the following:
Professional accreditation. RICS Chartered Surveyor or membership of CABE or equivalent shows training, standards and ethics. AMS Surveys is a RICS-regulated practice, and our team includes Chartered Surveyors and Engineers.
Relevant experience. Ask for examples involving subsidence, lintel failure or RSJ design that match your property type and age.
Clear deliverables. You should receive a written report with photographs and, where needed, calculations and specifications.
Communication. A short follow-up call to explain findings can be invaluable.
Independence. You want impartial advice that is not tied to a particular contractor or product.
If you need broader pre-purchase advice, you can read about the difference between Level 2 and Level 3 surveys to choose the right route for a full condition assessment.
Surveyor vs Chartered Surveyor
A surveyor is a broad term for someone who inspects and reports on property. A Chartered Surveyor is a surveyor who has achieved chartered status with a professional body such as the Royal Institution of Chartered Surveyors, meeting strict competency and ethical standards. Lenders, solicitors and Building Control officers typically recognise and trust reports from chartered professionals because they follow defined standards and carry appropriate professional indemnity cover.
Quick FAQs
What is a structural report? A focused inspection and written appraisal of a building’s structure or a specific defect. It diagnoses causes of movement or failure and sets out suitable repairs or design solutions.
What is the purpose of a structural report? To provide evidence-based advice on safety and stability, confirm whether issues are historic or active, and give you a clear plan for repair or for compliant alterations, including calculations where required.
How much does a structural report cost in the UK, and how much does it cost for a house? Costs vary by scope, location and complexity. A single-issue inspection typically starts in the low hundreds plus VAT, rising into the mid to high hundreds where calculations or multiple areas are involved. Ask for a bespoke quote for accuracy.
How do I find a good structural surveyor? Choose a RICS or CABE-accredited professional, check relevant experience, confirm you will receive a clear report with photos and calculations where needed, and look for strong client communication.
What is the difference between a surveyor and a Chartered Surveyor? Chartered status indicates accreditation, tested competency and adherence to professional standards. Not all surveyors are chartered.
A straightforward next step
If you are planning a wall removal, have cracks you are worried about, or need a steel beam design for an RSJ, we can help. Speak to a Chartered Surveyor at AMS Surveys for clear advice, practical calculations and a report you can use with confidence.
Call 0151 314 6650, email contact@amssurveys.co.uk or request a quote via our structural inspections page.
