Crack pattern
Position, direction, width, continuity, whether cracking passes through finishes or masonry, and how separate cracks relate to one another.
Crack & structural movement investigation
Cracks or movement in your property?
A focused inspection can help establish what the visible cracking and related signs mean, whether further investigation is justified, and what the proportionate next step should be.
RICS-regulated practice
South East London
Clear written reporting
We look at the whole pattern
Pattern. Context. Related movement.
- Location and direction of cracking
- Width, continuity and visible history
- Distortion at doors, windows and junctions
- Alterations, drainage, trees and surrounding context
A symptom, not a diagnosis
Not every crack means subsidence
Cracks can result from a wide range of mechanisms. Some are associated with ordinary shrinkage or historic settlement; others relate to alterations, differential movement, drainage, vegetation or foundation movement. Crack width alone does not reliably identify the cause.
The purpose of a focused inspection is to assess the visible evidence in context and distinguish between issues that can reasonably be monitored or repaired and those that justify further structural, drainage or other specialist investigation.
Focused assessment
What we assess during the inspection
The scope is centred on the actual concern rather than a generic checklist.
Associated distortion
Sticking or misaligned doors and windows, separation at junctions, sloping or uneven elements and other visible signs that may support or contradict a movement hypothesis.
Building context
Construction type, age, extensions, removed walls or chimney breasts, previous repairs and other changes that may explain localised cracking.
Possible contributing factors
Visible drainage issues, nearby vegetation, ground levels and other external context are considered where relevant. Specialist testing is recommended where visual inspection is not enough.
When it is useful
A focused crack and movement inspection may be appropriate when:
- new cracking has appeared or an existing crack appears to be changing;
- cracking is concentrated around an extension, opening or altered part of the building;
- doors or windows have become noticeably misaligned or difficult to operate;
- a buyer, lender, insurer or another surveyor has raised a movement concern;
- you want evidence before committing to repair work; or
- you are unsure whether monitoring or more specialist investigation is justified.
What you receive
A report designed to answer the practical question: what should happen next?
Recorded evidence
Relevant visible cracking and associated signs are photographed and described.
Assessment
The pattern and surrounding evidence are considered together, with limitations stated clearly.
Next steps
Advice may include repair, monitoring, drainage investigation, opening-up or referral to a structural engineer where proportionate.
Written report
Clear findings suitable for the agreed purpose, without presenting uncertainty as certainty.
Choosing the right professional
Surveyor inspection or structural engineer?
A focused surveying inspection is often a sensible first step where the concern is visible cracking and the immediate question is what the evidence suggests and what investigation is proportionate.
SurveyAll can help with
- documenting crack patterns and related defects;
- reviewing visible construction context and alterations;
- assessing whether further investigation appears justified;
- providing a clear photographic report and recommendations.
A structural engineer may be required for
- structural design or calculations;
- beam, foundation or load-path adequacy;
- design of structural repairs or underpinning;
- cases where engineering certification or analysis is specifically required.
Common questions
Cracks and structural movement
Does a crack mean the property is subsiding?
No. Cracking can arise from many mechanisms, including normal material movement, shrinkage, settlement, alterations and structural movement. The pattern, location, history and associated signs matter more than a single feature viewed in isolation.
Can the cause of movement always be confirmed in one inspection?
Not always. A visual inspection may establish a likely mechanism and the significance of the visible evidence, but some cases need monitoring, drainage investigation, opening-up, historic information or structural engineering input before the cause can be confirmed.
Do you inspect both inside and outside?
Where access permits, the inspection considers the relevant internal and external areas together so that crack patterns, distortion, alterations and surrounding context can be compared.
Will the report say whether I need a structural engineer?
Where the evidence indicates that structural calculations, design, foundation assessment or other engineering input is required, the report can recommend referral to a suitably qualified structural engineer.
Do you cover South East London?
Yes. SurveyAll works across Greenwich, Lewisham, Bexley and Bromley, with especially strong local familiarity around Plumstead and Woolwich. Specialist defect work may also be considered across a wider London catchment.
South East London
Crack and movement investigations across Greenwich, Lewisham, Bexley and Bromley
SurveyAll has particular local familiarity with Plumstead and Woolwich and regularly inspects older London housing where extensions, alterations, clay soils, drainage and historic movement can all form part of the context.