What does a structural engineer report include?

A structural engineer report usually includes photographs, a description of the defect or concern, an explanation of the likely cause, an assessment of the structural risk, and clear recommendations for repair. Where needed it can also include structural calculations and sketches.

How long does a structural engineer report take?

Most domestic inspections take around 30 to 60 minutes on site. A typical structural engineer report is then issued within 24 to 48 hours, although urgent same day reports may be available at extra cost.

Do I always need a site visit for a structural engineer report?

For cracks, movement or subsidence, a site visit is normally required so the structural engineer can examine the building fabric directly. In some straightforward cases, such as checking existing RSJ calculations, a brief desktop review of drawings may be enough, but lenders and insurers usually prefer a full structural engineer report based on a visit.

How much does a structural engineer report cost in the UK?

A structural engineer report costs between £200 and £1,200 in the UK depending on the type. A crack assessment costs £200–£350. An RSJ or beam check is £200–£300. A subsidence investigation costs £450–£900. A full structural report is £500–£1,200. A Certificate of Structural Adequacy is £250–£450. London prices are typically 20–30% higher.

What is the cost of a structural survey for subsidence?

A structural survey for subsidence typically costs £450–£900 for the initial investigation and report. If the engineer identifies active movement, further monitoring or trial pits may be needed at additional cost. The report assesses whether movement is historic or active and recommends whether underpinning or other remediation is required.

How much does a roof structural survey cost?

A roof structural survey costs £250–£600 depending on roof type and access. For a standard pitched roof the engineer checks rafter condition, ridge beam, purlins and any visible movement or sagging. Flat roofs and complex roof structures cost more. The report includes photos, cause of any defects and repair recommendations.

Can I use photos for the inspection instead of a site visit?

No. Site visits are normally required for a structural engineer report. Photos alone are not sufficient because the engineer needs to assess crack width, crack pattern direction, the hardness of mortar, moisture levels and structural movement — none of which can be accurately assessed from photographs.

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Structural Engineer Report Cost: Simple UK Guide for Homeowners

A structural engineer report typically costs between £200 and £1,200 in the UK depending on what is being inspected. A crack assessment starts from £200. A full structural report or subsidence investigation costs £500–£1,200. A roof structural survey is £250–£600.

A structural engineer report cost depends on the type of problem being assessed, how severe it is and how detailed the final document needs to be. Most homeowners need a report when they see cracks, sagging floors or movement, or when a surveyor or mortgage lender asks for one. This guide explains the cost, the process and what the report includes.

Structural Survey Cost UK

The terms "structural survey" and "structural engineer report" are often used interchangeably but they mean slightly different things — and the costs differ accordingly.

Structural survey vs structural engineer report

A structural survey (sometimes called a Level 3 or Full Building Survey) is carried out by a surveyor and covers the whole property — condition of walls, roof, floors, drainage and services. It costs £500 to £1,500 depending on property size and location.

A structural engineer report is more focused. It investigates a specific structural concern — cracks, a beam, subsidence, roof movement — and is carried out by a structural engineer rather than a surveyor. It costs £200 to £1,200 depending on the type of inspection.

Which do you need? If a surveyor or mortgage lender has flagged a specific structural concern — cracks, movement, a suspected beam issue — you need a structural engineer report. If you are buying a property and want a comprehensive overall condition assessment, you need a structural survey from a surveyor.

Structural survey cost UK by type

Type	Typical Cost	Who Carries It Out
Level 2 HomeBuyer Report	£400–£900	RICS surveyor
Level 3 Full Structural Survey	£600–£1,500	RICS surveyor
Structural engineer report (specific issue)	£200–£1,200	Structural engineer
Crack assessment	£200–£350	Structural engineer
Subsidence investigation	£450–£900	Structural engineer
Roof structural survey	£250–£600	Structural engineer
Certificate of Structural Adequacy	£250–£450	Structural engineer

London prices are typically 20–30% higher than the national average for all of these.

What Is a Structural Engineer Report?

A structural engineer report is a formal document written by a qualified engineer after inspecting part of your home. It explains what the problem is, whether it is structural and what repairs are needed.

When you need one

Cracks in walls
Suspected subsidence
Previous alterations without paperwork
RSJ or beam concerns
Chimney damage
Mortgage lender requests
Loft conversion structural help

What the report includes

Photographs, cause of the issue, movement assessment, risk level, recommended repairs, whether calculations are required, and whether the structure is safe.

Who uses it

Mortgage lenders, insurance companies, surveyors, Building Control, buyers and sellers.

Structural Engineer Report Cost in the UK

The structural engineer report cost varies with the complexity of the issue.

Typical UK prices

Type of Report	Cost Range
Crack assessment	£200–£350
RSJ or beam check	£200–£300
Subsidence investigation	£450–£900
Full structural report	£500–£1,200
Certificate of Structural Adequacy (CSA)	£250–£450
Roof structural survey	£250–£600
Party wall structural assessment	£300–£600

What affects the cost

Size of the property
Severity of cracks
Whether calculations are needed
Whether foundations need checking
How many structural elements need inspection
Location in the UK (London is typically 20–30% more expensive)

Cost of Structural Survey for Subsidence

A structural survey for subsidence is one of the most important — and most stressful — reports a homeowner can commission. Here is what it costs and what it involves.

What a subsidence structural survey costs

Initial site inspection and report: £450–£900
Crack monitoring (if required): £150–£400 per monitoring visit
Trial pit (to check foundations): £500–£1,500
Full subsidence investigation with soil testing: £1,500–£4,000+

What the subsidence survey covers

The structural engineer visits the property and assesses:

Crack patterns — diagonal cracks at corners of windows and doors are the most common indicator
Whether movement is historic (stopped) or active (ongoing)
Whether the cause is clay shrinkage, tree roots, leaking drains, or foundation failure
Foundation type and depth (sometimes requiring a trial pit)
Whether underpinning or other remediation is required

Most subsidence is historic, not active. Victorian and Edwardian properties in particular often show old movement that stopped decades ago. A structural engineer can usually distinguish between cosmetic cracking and genuine ongoing subsidence from site evidence alone — saving you the cost of unnecessary further investigation.

Repair costs after a subsidence report

Wall stitching: £400–£900
Resin injection anchors: £300–£800
Underpinning: £1,500–£3,000 per metre

Roof Structural Survey Cost

A roof structural survey assesses whether the roof structure — rafters, purlins, ridge beam, ceiling joists or trussed rafters — is in sound condition or showing signs of movement, rot or overloading.

When you need a roof structural survey

Sagging roof ridge visible from outside
Cracked or bowed ceiling in top floor rooms
Before a loft conversion to check existing roof condition
After storm or weather damage
When buying an older property with a complex or large roof

Roof structural survey cost

Standard pitched roof inspection: £250–£450
Complex or large roof (Victorian, hipped, mansard): £400–£600
Flat roof structural assessment: £250–£400
Pre-loft conversion roof check: £300–£500

What a roof structural survey includes

The engineer inspects visible rafter and purlin condition from within the loft space, checks for spreading walls (where roof thrust pushes walls outward), assesses any previous repairs or alterations, and produces a written report with photos and recommendations. If the roof needs strengthening before a loft conversion, this is specified in the report. See our loft conversion structural design page for how this feeds into the overall loft design.

Types of Structural Engineer Reports

Crack Assessment Report

For cracks in plaster, brick or ceilings. The most common type of structural report. The engineer categorises the crack, identifies the cause and recommends repair or monitoring.

Subsidence Report

For movement or sinking foundations. See the dedicated subsidence section above for full detail.

RSJ or Beam Check

When a steel beam has been installed without paperwork, often following a load bearing wall removal. The engineer checks whether the existing beam is adequately sized and seated.

Pre-Purchase Structural Report

Used when a homebuyer's survey flags concerns. The report gives the buyer independent confirmation of what repairs are needed and the likely cost — useful for price negotiation.

Certificate of Structural Adequacy (CSA)

Often required after repairs, or when a property is being sold following subsidence or structural work. Confirms to mortgage lenders and insurers that the structure is sound.

What Happens During a Structural Inspection

What we check

Cracks, floors, roof structure, beams, chimney stability, walls and footings.

Tools used

Moisture meters, laser levels, cameras and load path assessment.

Common issues found

Thermal cracks, historic settlement, live subsidence, failed beams and bowed walls.

Photos and drawings included

Clear images are included to show the problem and recommended repairs.

How Long a Structural Engineer Report Takes

Most inspections take 30–60 minutes on site.
Reports are normally issued within 24–48 hours.
Urgent same-day reports are possible for a higher fee.

What a Structural Engineer Report Looks Like

A typical report includes:

Overview of issue
Photos
Cause
Risk level
Repair advice
Calculations (if required)
Summary page

Clear, simple and usable for lenders, insurers or Building Control.

Signs You Need a Structural Engineer Report

Cracks

Diagonal cracks or gaps larger than 3–5 mm, particularly at corners of windows and doors.

Sagging floors

Bounce or unevenness on upper or lower floors.

Movement or bulging

Walls bowing or leaning inward or outward.

RSJ concerns

Beams installed without a steel beam calculation and no Building Control paperwork.

Chimney problems

Cracks at the breast or stack, or a chimney that leans.

Structural Engineer Reports Across the UK

We produce structural engineer reports for homeowners across England and Wales. If you want local coverage, see our city pages:

For other locations, send your enquiry through the quote form and we will confirm coverage same day.

FAQs

How much does a structural engineer report cost?

Between £200 and £1,200 depending on the type. Crack assessments start from £200. Subsidence investigations are £450–£900. Full structural reports are £500–£1,200. See the cost tables above for a full breakdown.

How much is a structural survey?

A full structural survey (Level 3) from an RICS surveyor costs £600–£1,500. A structural engineer report for a specific concern — cracks, a beam, subsidence — costs £200–£1,200. The two serve different purposes: a survey assesses the whole property, a report investigates a specific structural problem.

How long is a structural report valid?

Usually indefinite unless conditions change. Mortgage lenders sometimes require the report to be less than 3–6 months old.

Can I use photos for the inspection?

No. Site visits are required. Photos alone are not sufficient because the engineer needs to assess crack width, pattern, mortar hardness, moisture levels and structural movement in person.

Do I always need calculations?

Only if a beam or support needs checking or remedial structural design is required. A crack assessment report typically does not require calculations unless active movement is found.

Conclusion

A structural engineer report protects your home, your finances and your sale process. With clear advice and fast reporting, you know exactly what needs fixing and how serious the issue is. Most reports are delivered within 24–48 hours of the site visit.

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