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RICS Home Surveys Information Sheet
Leicester surveyors were instructed to investigate signs of structural movement at a traditional early-1900s terraced property.
The lower corner of the property adjacent to the drainage run was found to be fractured and leaning outwards on both elevations, extending to approximately the tenth course of brickwork.
The pattern and nature of movement were considered consistent with historic drainage failure, which had since been repaired. No evidence of ongoing movement was identified at the time of inspection.
A modern plastic drainage pipe was observed running past the affected corner and was visible from the manhole chamber. This confirmed that remedial drainage works had already been carried out.
No fractures or distortion were noted internally within the kitchen, which had been replastered approximately ten years previously. This suggested that any movement affecting this area was historic rather than progressive.
Undulating brickwork was noted at low level to the external walls of the outhouse. There was no corresponding movement internally, indicating that the issue was likely related to:
Poor original foundation construction, and/or
Historic ground movement
Given the location, the area is known for underground limestone mining, and as a precaution a Coal Authority mining report was recommended.
An approximately vertical fracture was observed at the junction between the outhouse and the main structure. This was considered most likely due to thermal movement of a long, south-facing wall.
During prolonged hot summer conditions, masonry can expand beyond its elastic limit. Once this occurs, the wall is unable to return to its original position, resulting in permanent cracking.
FAQ – Structural Movement Surveys
A structural movement survey is a detailed inspection carried out by a RICS Chartered Surveyor to assess cracking, distortion, or movement affecting a building. The survey investigates likely causes such as drainage failure, ground conditions, thermal movement, or historic settlement, and advises on risk and remedial action.
No. Many cases of structural movement are caused by historic drainage leaks, thermal expansion, poor original foundations, or minor settlement. Subsidence is only one possible cause and should not be assumed without professional investigation.
Surveyors assess the pattern, width, direction, and location of cracking, together with internal finishes, repair history, and external factors. Evidence such as repaired drains or long-standing replastering often indicates historic movement rather than ongoing structural failure.
A structural engineer may be recommended where movement is progressive, severe, or requires structural design input. In many cases, a RICS Building Survey is sufficient to diagnose the cause and confirm whether further specialist input is necessary.
Yes. Failed or leaking drains can soften supporting ground and lead to localised movement. Once repaired, movement often stabilises, as seen in many older terraced properties.
Early-1900s terraced houses often have shallow foundations and rigid masonry construction, making them more susceptible to cracking from minor ground movement, drainage issues, or thermal expansion.
In areas known for historic mining activity, such as limestone or coal workings, a Coal Authority mining report may be recommended as a precaution to rule out mining-related ground movement.
Yes. Lenders and insurers may require confirmation that movement is historic, stable, and non-progressive. A RICS Building Survey can provide the professional reassurance often needed.
RICS Building Survey