Professional needed?

[Reggie1]

Hi everyone, 

 

I live in a semi detached 1910 house.

 

I'm trying to figure out if I need a structural engineer and if so how to find one, and what I need from one, and how much to budget for this. 

 

I've constructed a detailed report,  with pictures and floor plans.

 

1) What do I ask them?

2) Will my report prevent them from finding issues other than ive identified?

3) I intend to stay in the house,  so need a specification to pass to contractors to fix the issues. 

 

How should I approach this?

 

I've found this template,  is it lacking, or in need of changing?

 

"""

 

Subject: Enquiry: Structural Inspection & Report for Older Residential Property (Your Town/Postcode)

Hi [Engineer's Name or Team],
I am looking to hire a structural engineer to inspect my home and provide a report on several specific structural concerns.

 

It is an older property, and we are planning to carry out remedial works using contractors for our own long-term occupation.

I have prepared a preliminary document detailing my concerns, complete with house plans, internal/external photographs, attic space conditions, and drone footage of the roof and upper masonry.

Before sending the document over for a quote, could you please confirm:

 

1) Do you have specific experience working with older/period residential properties?

2) Are you comfortable providing  structural specifications that can be handed to contractors to carry out the work?

 

3) Are you chartered (MIStructE / MICE), and do you carry adequate Professional Indemnity Insurance for residential diagnostics?

4) What is your current lead time for site visits?

If you are able to assist, please let me know and I will forward the documentation so you can provide an accurate quote for the survey.

Best regards,
[Your Name]

 

"""

 

 

 

[JohnMo]

Looks AI generated.

 

Not sure what your full scope of work is, but speak to an architect first. They will get proper drawing done and engage a structural engineer as needed.

 

If you think you need a structural engineer you most likely doing stuff you need planning for anyway.

[saveasteading]

19 minutes ago, Reggie1 said:

if I need a structural engineer

We can't tell. What sort of issue concerns you?

 

If, for example,  it is damp and rot and insulation then an Architect or Building Surveyor is your best bet IFFFF the Architect is a doing person rather than of the arty persuasion.

 

If walls are cracked and you fear the strength of the building then an Engineer is essential, and you'll end up with one anyway.

 

22 minutes ago, Reggie1 said:

Will my report prevent them from finding issues other than i've identified?

Absolutely not. They will insist on seeing the building holistically because what you have reported on may be a symptom rather than the fundamental issue.

Then you just have to be sure to check the rest of the house out too, if concerned.

 

To me, as an Engineer, if I received that sort of enquiry it would seem exaggeratedly contractual, and I would prefer a simple enquiry in plain English.

"I'm concerned about my 1910 house because it has cracks and  damp....etc"

 

Or phone.

A professional will tell you if it isn't what they do or doesn't suit their business model.

 

I suggest you agree initially  to a site visit and preliminary inspection. a few £hundred. Only after that can the scope be discussed properly.

 

But back to the start. Can you tell us any more about your concerns?

 

 

 

 

[Reggie1]

18 hours ago, JohnMo said:

Looks AI generated.

 

Not sure what your full scope of work is, but speak to an architect first. They will get proper drawing done and engage a structural engineer as needed.

 

If you think you need a structural engineer you most likely doing stuff you need planning for anyway.

It was AI generated.

 

We're firstly looking to sort out issues before we decide how much money left for improvement work.

 

Initially we wanted an idea of how much it would cost to sort out damp and crack issues.

[saveasteading]

4 minutes ago, Reggie1 said:

damp and crack issues

Cracks may require SE but may be routine.. How extensive and how wide? Pictures would be helpful.

Damp probably not SE.... it's usually a maintenance issue ... gutters, ground levels.. pics again and descriptions. and maybe we can point you in the right direction at no cost.

[Reggie1]

18 hours ago, saveasteading said:

We can't tell. What sort of issue concerns you?

There are a few issues, damp and multiple internal cracks.  I thought pulling them together in a document would help. It's not intended to be contractual merely informative.

 

I was asking this forum for advice how to choose someone to check them out.

 

We were going to get some work done,  but wanted to know if we needed new wall ties, or roof, or structural remedial work first, because this will inform us how much of the 'improvement ' things we can do.

 

Should I set up another post and put sone pictures in? Should I focus on one issues at a time, as there are multiple?

 

I just don't know how to approach this.

 

Thanks for your advice about the document, that was useful. 

 

If I share pictures,  you'll have a better idea of who I need?

 

 

[saveasteading]

Just now, Reggie1 said:

If I share pictures

You are right to resolve if it is a big deal or toutine. The majority of such issues I've looked at over decades have needed attention but only maintenance. 

A boss once used this as standard advice to worried owners.... can you get a  pound coin into the gap? No, don't worry but it needs attention. Yes, let's have a look and sort the cause.

 

A 1910 house doesn't usually have good damp resistance. They had fires indoors, opened lots of windows and lived with it. Again, tell more.

[SteamyTea]

18 minutes ago, saveasteading said:

1910 house doesn't usually have good damp resistance. They had fires indoors, opened lots of windows and lived with it. Again, tell more

And no vapour control layers, insulation, ventilation control.

Many then had a large gas boiler fitted that was run on a timer, this caused condensation issues.

(I had a 1910 terrace and it was awful, but if I had known in 1984 what I know now, I could have improved it no end)

[Reggie1]

3 hours ago, saveasteading said:

can you get a  pound coin into the gap? No, don't worry but it needs attention. Yes, let's have a look and sort the cause

This is brilliant, thanks.

 

1) The cracks:

A) I've filled them in, when maintaining original sadh windows, didn't think much of it, but its happened more than once. the house had it wall ties done (cavity wall) in 1985, so could it be these need doing again? the pointing probably needs doing at the same time. there is a there is a long horizontal crack on the wall behind this photo, it hasn't broke the wall paper, but there is a small ridge, dont remember i think this may have been there for decades.

 

B) was filled but came back, but is hairline.

 

C) this has been covered over with plaster but has come back (its probably been there for years unnoticed)

 

D) this hasn't been filled in and doesn't seem to get bigger.

 

E) I'm not sure how long this staggered crack has been there, its to the right of an upstairs chimney breast. I exposed it behind flaking wall paper looking for damp patches. The wallpaper was bulging so I removed it and the mortar was loose.

D) this above the sash window outside an upstairs bedroom at the other side of the house.

 

 

note) b, c and d are same window

E) this is on a single story extension roof by the main door

E) (sorry its F) this is by the main chimney breast in an upstairs bedroom

2) The damp:
- The damp proof course was re done in 1976 along with air bricks

- We have cavity wall insulation fitted in 2010

You say it isn't a structural issue, so which professional can i get to look at this?

3) I know that's a lot, you're advice on how to approach this is welcomed.

Edited 7 hours ago by Reggie1

[saveasteading]

Crack E is significant. Is the window in the original house? 

Any chance of a wider shot?

 

Is the damp on the inside of an external wall?

 

The cavity ties should be fine.

[Reggie1]

"Crack E is significant", Which crack E? I made a mistake on the labelling.

"Is the window in the original house", which window?

window a is on the other side of the house, window b,c,d are the same window.

crack e1 (extension roof single story)
crack e2 (bedroom alcove next to chimney)

what photos do you need?

[Reggie1]

[Reggie1]

Edited 6 hours ago by Reggie1

[Reggie1]

"Is the damp on the inside of an external wall?" = yes, the crack E2, next to the chimney is discoloured with damp.

[Reggie1]

     this is the main chimney 

Edited 5 hours ago by Reggie1

[Reggie1]

The wall on the left in picture e2 is the chimney breast, the wall on the right is a hollow wall. The mortar is dug out is almost attached to the chimney.  There use to be an upstairs smell of smoke before we had the main chimney lined, im wondering if this could be due to that?

[ToughButterCup]

Keep it simple.

 

Ask a couple of well - regarded local firms to come and  'have-a-look-at-the job'.  No exploratory work ( as in "Well to answer your question, we'll need to take this out and that down and fiddle with this" )  .

 

Listen hard to what the people say.  You'll learn a good deal from those conversations.

 

Then get back to us and we'll make it all much more complicated than it needs to be. 🤔

 

[Mr Punter]

From the photos I cannot see any cracking or damp that would raise any concerns.

[saveasteading]

4 hours ago, Reggie1 said:

Which crack E? I made a mistake on the labelling.

the jagged one following the mortar. ie not what is prob F

That is a common effect. In your case i'm thinking that the wall to the left has moved by these few mm.

If that has been there for years then it prob just needs repointing. If new then it could be this recent drought causing sinking.

could we see that wall from further back?

 

Damp at chimneys is very common. Rain can come down the chimney if there is no cap. Or can creep through from the brick of the chimney itself. Is it just staining or can you se dampness?