How to Deal with Structural Movement in Older Buildings

Structural movement is a fairly common issue in older buildings, particularly those constructed with traditional materials and methods. Over time, natural wear and tear, environmental factors, and changes in ground conditions can cause shifts that impact the stability and safety of these structures. For surveyors and structural engineers tasked with assessing the integrity of such properties, recognising the early signs of structural movement is an essential part of delivering accurate, reliable reports.
Whether it’s subtle cracks in walls or more severe issues like foundation displacement, understanding the signs, underlying causes, and potential consequences of structural movement is key to providing informed recommendations.
In this guide, we’ll explore what structural movement entails, how to spot its telltale signs, the best practices for documenting your findings, and the practical actions you can recommend to ensure your surveys meet the highest standards.
Contents:
- What Is Structural Movement?
- Why Does Structural Movement Matter?
- Signs of Structural Movement
- Types of Structural Surveys and Their Uses
- Tips for Surveyors When Reporting Structural Movement
What Is Structural Movement?
Structural movement is when a building’s structure shifts, settles, or deforms because of soil conditions, foundation problems, or the natural ageing of materials. Older buildings are especially vulnerable because they weren’t built using modern techniques or materials, but it’s important to note that structural movement can happen in any property. While some movement, like minor settling, is normal as buildings age, excessive or ongoing movement can damage the structure’s integrity and will likely need addressing.
Common causes of structural movement include:
- Subsidence: when the ground beneath a building sinks, often due to clay soils or water extraction.
- Heave: the opposite of subsidence, where the ground rises, often caused by the likes of tree roots being removed or soil expanding.
- Changes in temperature or moisture: seasonal fluctuations can make building materials expand or contract, which can lead to cracks or distortion.
- Material deterioration: over time, materials like timber, brick, and mortar can weaken, causing instability.
Structural movement isn’t just about aesthetics—it can compromise the safety, function, and value of a building, so spotting it early and taking action is key.
Why Does Structural Movement Matter?
If left unchecked, structural movement can cause several serious problems:
- Safety risks: significant movement can weaken critical parts of the structure, increasing the likelihood of collapse.
- Lower property value: visible signs like cracks or misaligned door frames can put off buyers or tenants, reducing property value or time it takes to sell or rent a property.
- Higher repair costs: delaying repairs can make the situation worse, potentially requiring expensive fixes like underpinning.
- Impact on neighbouring properties: in terraced or semi-detached homes, movement can spread to adjoining buildings.
Surveyors and structural engineers play a vital role in identifying these risks, assessing the extent of movement, and helping property owners take appropriate action.
Signs of Structural Movement
Surveyors and structural engineers need to keep an eye out for both obvious and subtle signs of movement, such as:
- Cracks: diagonal or stepped cracks, particularly around windows, doors, and wall corners.
- Misaligned features: doors or windows that stick or don’t fit their frames properly.
- Sloping floors: uneven or sagging floors often point to foundation issues.
- Gaps or separations: look for gaps between walls, ceilings, floors, or between extensions and the main structure.
- Distorted brickwork: walls that bulge or bow can indicate structural strain.
- External signs: leaning chimneys or garden walls could also point to underlying problems.
It’s important to distinguish between movement that’s ongoing and historical movement that may no longer be a concern. Historical movement refers to structural changes that occurred in the past but have since stabilised. These might be visible in the form of old cracks, slight misalignments, or other signs that have not worsened over time. On the other hand, ongoing movement is a more immediate concern. This is when cracks, misalignments, or distortions continue to develop or worsen over time. Ongoing movement is often caused by active factors such as subsidence, heave, deteriorating materials, or fluctuating moisture levels or damp and mould.
Surveyors need to carefully assess whether visible signs of movement are static or progressing. This can be done through:
- Monitoring over time: Tools like crack monitors or tilt gauges can track whether changes are still occurring.
- Historical research: Reviewing the building’s history, including past repairs, environmental changes, or known local issues, can provide context for whether movement is likely ongoing.
- Visual inspection: Fresh or sharp-edged cracks, uneven gaps, or distortions that appear recent are more likely to indicate active movement, whereas weathered or filled cracks may suggest past stabilisation.
Differentiating between these two types of movement allows surveyors to focus their recommendations appropriately. For historical movement, action might be minimal and include the likes of cosmetic repairs or periodic monitoring. For ongoing movement, immediate intervention, like underpinning or improving drainage, may be necessary to prevent further damage and ensure the building’s safety.
Types of Structural Surveys and Their Uses
There are several types of surveys for structural movement, each designed for specific concerns and situations:
- Structural Condition Surveys: Used to assess the overall health of a building, identifying signs of movement like cracks, misalignments, or weakened materials. Ideal for routine maintenance or addressing safety concerns.
- Full Structural Surveys: Detailed evaluations that detail a property’s structural integrity. Often conducted when purchasing older or non-standard buildings, they help uncover major issues that might need significant repairs.
- Pre-Acquisition Due Diligence Surveys: Conducted before buying a property, these surveys highlight structural risks, giving potential buyers the confidence to make informed decisions.
- Structural Feasibility Surveys: Designed to assess whether planned alterations, such as extensions or layout changes, can be safely executed without compromising the building’s structural integrity.
- Structural Defects Surveys: These focus on diagnosing specific issues, like cracks, bowing walls, or subsidence, and recommend appropriate remedial actions.
- Subsidence Surveys: Specialist investigations to determine the extent and cause of ground movement affecting the building, often critical for insurance claims or repairs.
- Fire and Flood Damage Assessments: Evaluates the structural impact of fire or water damage, helping to guide restoration or rebuilding efforts.
- Project Progress Inspections: Ensure ongoing works, such as structural repairs or alterations, are being carried out as planned and to the required standard.
Choosing the right survey helps property owners and professionals understand structural movement, leading to quick and effective solutions.
Tips for Surveyors When Reporting Structural Movement
A thorough and well-written report is essential for helping property owners understand structural issues and what they need to do. Here’s how to create clear, professional reports:
- Use simple, non-technical language: Avoid confusing technical terms or explain them clearly if they’re necessary.
- Be detailed in your observations: Describe any signs of movement, such as the size, location, and orientation of cracks or other issues. Include visuals such as annotated photos or diagrams to add context.
- Explain the causes: Identify what’s likely behind the movement, whether it’s subsidence, heave, ageing materials, or external factors like tree roots.
- Assess severity: Include whether the movement seems historic and stable, ongoing, or worsening. Back this up with monitoring data or historical context if possible.
- Highlight the risks: Explain what might happen if no action is taken, such as further damage, safety hazards, or effects on neighbouring properties.
- Recommend monitoring: If the movement is ongoing, suggest monitoring methods like crack gauges or regular inspections.
- Offer practical solutions: Outline options for fixing the issue, such as underpinning, improving drainage, or managing nearby trees. Where possible, explain the pros and cons of each option.
- Tailor advice to the property: Take the age, construction style, and use of the building into account. Older or listed properties may need more sensitive solutions.
Structural movement is a complex issue that requires careful attention and clear communication. For surveyors and structural engineers working with older buildings, the challenge is balancing the preservation of their character with ensuring they remain safe and functional.
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