Structural movement and masonry
- Subsidence, settlement, heave and differential movement
- Cracking, bowing or bulging masonry and inadequate lateral restraint
- Wall-tie deterioration, defective bonding and weathered brickwork
Specific building defect reports
When a particular building problem needs investigating, an independent inspection can help establish what the evidence indicates, identify relevant limitations and recommend proportionate next steps.
Explore a building
Interactive house: where defects can occur
Explore the exterior and exposed construction of a typical home. Select a marker or an illustrated building element to see potential defects and how we investigate.
External building elements
16 topicsOne house is illustrated throughout, so the exterior and internal elements occupy consistent positions. Tabs filter the photographic element cards; every marker on the house remains clickable. These are examples of potential defects, not survey findings. Specialist testing depends on the agreed inspection scope.
Building pathology
Building defects we investigate
Defects are rarely confined to one material or building element. We consider the reported symptoms, the form of construction and the available evidence. The following are examples of issues that can form the subject of an agreed specific defect instruction, not a checklist automatically included in every inspection.
Windows, lintels and structural alterations
- Missing, corroded or inadequately supported lintels above openings
- Distortion following window replacement or other alterations
- Altered load paths, inadequate bearings and support to removed walls or chimney breasts
Roofs, chimneys and weatherproofing
- Damaged roof coverings, defective flashings, valleys and abutments
- Flat roof defects, roof lanterns, skylights and conservatory roof junctions
- Roof spread, deteriorated chimneys, fascias, soffits and rainwater goods
Dampness, condensation and ventilation
- Penetrating moisture, plumbing leaks and defective cavity trays or damp-proof detailing
- Condensation, mould, thermal bridging and inadequate ventilation provision
- Moisture-related deterioration of plaster, finishes and concealed fabric
Timber, floors and biological deterioration
- Springing, sloping or deflecting floors and inadequate joist end bearings
- Timber decay, wet or dry rot and evidence of wood-boring insects
- Solid floor cracking, screed failure and moisture-related floor problems
Extensions and construction junctions
- Differential movement between additions and the original building
- Missing cavity trays, inadequate weathering and defective roof-to-wall junctions
- Installation defects involving windows, doors, glazing and conservatories
Drainage and external ground conditions
- Defective surface-water disposal and drainage-related moisture
- Raised paving, bridged damp-proof courses and poorly directed surface water
- Deterioration of retaining walls, external steps and boundary structures
Retrofit and modern installations
- Insulation upgrades, thermal bridging and changes to ventilation or moisture behaviour
- Visible building-fabric issues at solar PV and air-source heat-pump installations
- Weather sealing and other visible interfaces of EV charging or domestic battery systems
From previous inspections
Examples of construction details encountered
These are genuine inspection photographs. They help illustrate the types of construction details considered during an investigation; they should not be treated as a diagnosis of any other property.
Our approach
How a specific defect investigation works
Establish the concern
We agree the issue to be assessed and consider relevant history, previous repairs, photographs and any available reports or drawings.
Inspect the available evidence
We assess accessible building elements, defect patterns and related conditions. Moisture readings or isolated cracks are interpreted in context, not treated as proof of a particular cause.
Explain the findings
Our report sets out observations, the opinion supported by the evidence, relevant limitations and proportionate recommendations for repair or further investigation.
Specific defect report or full home survey?
A specific defect inspection examines the issue agreed at instruction. It is not a general assessment of the whole property. If you are buying a home and require an overview of its condition, a broader survey may be more appropriate.
See our RICS Home Survey Level 2 and RICS Home Survey Level 3 services.
When specialist advice may be needed
Concealed construction, continuing structural movement or difficult-to-trace water ingress can require monitoring, opening-up or specialist testing. Structural calculations, electrical inspections and mechanical-system performance checks are not assumed to be part of a visual building defect inspection.
If the instruction concerns a dispute, housing disrepair or litigation, please tell us before appointment so the reporting requirements can be agreed separately.
Frequently asked questions
Questions about defect investigations
Can a single inspection establish whether cracking is subsidence?
Not necessarily. Cracking can have several causes. We assess the pattern and wider evidence and explain whether monitoring, opening-up or structural engineering advice is appropriate.
Does a high damp-meter reading prove rising damp?
No. Readings need to be interpreted alongside moisture distribution, the materials tested, possible salt contamination and relevant building conditions. Further testing may be needed.
Will the report recommend repairs?
The report explains appropriate next steps supported by the inspection. Where the cause remains uncertain, establishing it before specifying remedial works may be the most proportionate recommendation.
Can renewable-energy installations be assessed?
We can consider their visible impact on the building fabric and associated construction details. Electrical safety, heating performance and certification require appropriately qualified specialists.
What should I provide before an inspection?
Send the property address, a description of the concern, relevant photographs and the history of any previous investigations or repairs. Mention any insurance claim or dispute so the correct scope can be agreed.
Discuss the defect affecting your property
Tell us what you have observed so we can agree the appropriate inspection and reporting scope.