Which structural inspection report do I need?
Structural reports come in different depths, and the right one depends on how many issues you have and who will read the result. This guide sets out the options side by side.
The short answer
Choose the report by the size of the question and who needs the answer. If you want an engineer's opinion on one concern and do not need anything in writing, a site visit with verbal advice is enough. If a lender, insurer or buyer needs written evidence about one defect, you need a Specific Structural Inspection (SSI) report. If you have several concerns, or want the structure of the whole property checked, a General Structural Inspection (GSI) report fits. If there is significant movement in several places, or you need a complete picture before buying or major works, choose a Full Structural Inspection (FSI) report.
- One concern, advice only: site inspection with verbal advice
- One defined defect, written report: SSI
- Several concerns or the whole accessible structure: GSI
- Widespread movement, detailed schedule and remedial principles: FSI
Site inspection with verbal advice
This is the quickest way to get an engineer's view. They look at the specific issue, explain what it is likely to be and how serious it is, and tell you what to do next. You receive a short summary email afterwards, not a formal report.
It suits homeowners who have spotted something and want reassurance, or who are planning work and want to know whether a wall is load-bearing before involving an architect. It does not suit a lender or insurer, who will want a signed written report. Our site inspection with verbal advice starts from £300 + VAT.
Specific Structural Inspection (SSI) report
An SSI covers one defined issue in writing. Typical examples are a crack over a bay window, a chimney breast that has been removed downstairs, a bowing flank wall or a sagging ceiling. The engineer inspects that element, assesses the likely cause and its significance, and makes recommendations, with photographs of the key observations.
This is the report most often requested by mortgage lenders when a valuer has flagged one specific concern. It is focused by design, so it does not comment on the rest of the property.
Because it is narrow, an SSI works best when the issue is clearly defined. A crack above the rear bedroom window is a clear brief. Some cracks upstairs and floors that feel uneven is really a wider question, and the engineer may suggest a GSI so nothing relevant falls outside the scope. A Specific Structural Inspection report starts from £450 + VAT.
General Structural Inspection (GSI) report
A GSI looks at the accessible structure of the whole property, or a clearly defined group of areas, and reports on everything the engineer finds. That includes cracking, movement, distortion and deterioration, with an opinion on causes and a prioritised list of recommendations.
It is the usual choice for buyers who want the structure checked as a whole rather than one item at a time, and for owners with several concerns in different parts of the building. It is not a RICS survey, so it does not cover damp, services or general condition.
For buyers, a GSI is often booked after a survey has flagged more than one structural item, or on older houses where the surveyor has recommended structural advice in general terms. Covering everything in one visit and one report is usually quicker than commissioning several narrow reports in turn. A General Structural Inspection report starts from £650 + VAT.
Full Structural Inspection (FSI) report
An FSI is the most detailed visual report. It covers the accessible structure throughout the property, with a photographic schedule of defects, the likely cause and level of risk for each one, prioritised recommendations and outline remedial principles. That makes it useful as the starting point for a repair specification or a conversation with builders.
It suits properties with significant movement or cracking in several areas, buyers of older or heavily altered houses who need a complete picture before committing, and owners planning major works who want the existing structure understood first.
The photographic schedule is what sets it apart. Each defect is numbered, located, photographed and rated, so the report doubles as a working document for builders, insurers or a future buyer, and later inspections can be compared against it item by item. A Full Structural Inspection report starts from £1,200 + VAT.
When a different report fits better
Sometimes the question is not really about the condition of the structure, and a different type of report gives a clearer answer.
- A solicitor wants confirmation of one past alteration: a structural letter of comfort
- Cracks keep appearing and the cause is unclear: a structural movement investigation or crack monitoring
- Work was done without Building Control approval: a retrospective structural assessment
- You suspect subsidence and are making a claim: a subsidence report for insurers
- You are buying and want the whole condition covered: a RICS Level 2 or Level 3 building survey
Getting the most from your report
Send the engineer anything that prompted the request: the surveyor's comments, the valuer's wording, the lender's letter or your own photographs. Lenders in particular often specify what the report must address, and matching that wording avoids a second round of questions. Tell the engineer who the report is for, too, as a lender may need to be named on it. If you are worried about cracking but not sure it is worth a report yet, our guide to whether cracks are serious will help you decide.
All these reports are visual. The engineer does not lift fitted floor coverings, remove plaster or dig trial pits unless that has been agreed separately. Where a hidden element matters, the report will say so and recommend opening up. That is not the engineer avoiding the question. It is an honest statement of what can be seen, and it tells you exactly what further step would close the gap. All our structural inspection reports are signed off by a chartered engineer who is a Member of the Institution of Civil Engineers (MICE).
Frequently asked questions
Will a mortgage lender accept an SSI report?
In most cases, yes, provided it addresses the specific concern the valuer raised. Lenders usually want a report from a chartered structural engineer that states the cause, whether the movement is ongoing and whether any repairs are needed. Check the lender's exact wording first. If it mentions the whole property rather than one defect, a GSI may be the safer choice.
Can I start with an SSI and upgrade to a GSI later?
Yes. If the engineer finds the issue is part of a wider pattern, they will tell you, and the scope can be extended. It is usually more efficient to choose the right level at the start, because a second visit adds time and cost. If you are unsure, describe the situation when you enquire and we will recommend a level before confirming the fee.
Does a structural inspection report include repair costs?
Not usually. The report sets out the cause, significance and recommended repairs, and an FSI adds outline remedial principles. Estimating costs is a separate exercise because it depends on the repair design and quantities. If you need figures for budgeting or renegotiating a purchase, a separate repair cost estimate can be prepared once the scope of repairs is clear.
Do I need to arrange anything before the engineer visits?
Make sure the areas of concern are accessible, including the loft hatch and any cupboards under stairs. Move furniture away from cracked walls where you can. If you are buying, the engineer will need access arranged through the seller or their agent. Have any previous reports, drawings or Building Control certificates ready, as they can save a lot of guesswork.