Full structural inspection report (FSI)
A whole-property structural inspection with a photographic schedule, the causes and risks of each defect, prioritised recommendations and outline remedial principles.
About this service
A Full Structural Inspection report, or FSI, is our most thorough inspection-based report. It covers the accessible structure of the whole property and records each defect in a photographic schedule, with the likely cause, the level of risk and a prioritised recommendation for every item. It also sets out outline remedial principles, so you understand the shape of the repair before any design work begins.
FSIs are for situations where the stakes are high or the problems are widespread. That might be a house with significant cracking in several rooms, a property you are buying with known movement, a building being sold after an insurance claim, or a home that is about to undergo major works. Lenders, insurers and solicitors sometimes ask for a report at this level when a lighter one would leave too many open questions.
The defect schedule is what sets an FSI apart. Rather than a narrative description, each issue has its own reference, photograph, location and assessment, so a builder, quantity surveyor, insurer or the other party in a sale can work through it item by item. Every FSI is signed off by a chartered engineer who is a Member of the Institution of Civil Engineers (MICE).
In London, FSIs are often needed on large period houses, converted buildings with several flats, and properties that have suffered years of incremental alteration. These buildings rarely have one problem. Clay shrinkage at the rear, roof spread from an old loft conversion, decayed timber lintels and missing wall ties can all be present at once, and an FSI separates them clearly.
When you need it
- There is significant movement or cracking in several parts of the building
- You need a complete picture of the structure before buying, selling or major works
- An insurer, lender or solicitor has asked for a full structural report
What's included
- Inspection of the accessible structure throughout the property
- Photographic schedule of defects
- Likely causes and level of risk for each defect
- Prioritised recommendations and outline remedial principles
How it works
- Scope and backgroundWe agree the purpose of the report, who will rely on it and what information exists, such as previous surveys, insurance correspondence or drawings. The fixed fee is confirmed in writing first.
- Full site inspectionAn engineer inspects the accessible structure room by room and externally, measuring cracks, checking levels and plumbs, and photographing each defect so it can be logged in the schedule.
- Defect scheduleEach defect is logged with a reference, location, photograph, description, likely cause and risk level, so the whole condition of the structure can be read item by item.
- Remedial principlesWe set out prioritised recommendations and the outline principles of repair, such as crack stitching, lintel replacement or further investigation, without moving into detailed design.
- Review and MICE sign-offThe report is checked and signed off by a chartered MICE engineer, then issued for you to share with your lender, insurer, solicitor, contractor or design team.
What you receive
When is a Full Structural Inspection worth the extra detail?
An FSI is the right choice when you need to act on many defects, or when another party will scrutinise the findings closely. If your concerns are limited to one or two items, a Specific Structural Inspection report is quicker and cheaper. If you mainly want a general picture before buying, a General Structural Inspection report is usually enough.
FSIs commonly lead to further steps. Where movement may still be active, we may recommend crack monitoring or a structural movement investigation. Where remedial work is needed, the outline principles feed directly into a remedial works design, which saves time and avoids duplicating inspection work.
The main pitfall is expecting an FSI to give certainty about what cannot be seen. It does not include opening up, trial pits or testing, so some defects will carry a recommendation for intrusive investigation. Plan for that, particularly if you are working to an exchange date or an insurer's deadline.
Not included
- Opening up, trial pits or intrusive investigation
- Detailed remedial design and calculations
Frequently asked questions
What is the difference between a GSI and a Full Structural Inspection report?
Both look at the accessible structure, but an FSI goes further. It includes a photographic schedule with each defect assessed individually for cause and risk, prioritised recommendations and outline remedial principles. A GSI gives an overall opinion with prioritised recommendations but less item-by-item detail. FSIs start from £1,200 + VAT.
When would a lender or insurer ask for a full structural report?
Usually when there is significant cracking or movement in several parts of a building, when a property has a history of subsidence, or when previous reports left questions unanswered. They want a complete picture of risk before lending, insuring or settling a claim. Check their exact wording with us so the report meets their requirements.
Does a full structural inspection include remedial design?
It includes outline remedial principles, which describe the type of repair each defect needs. It does not include calculations, drawings or specifications. Those form a separate remedial design service, which can be quoted once the report is issued and builds directly on its findings.
Can a Full Structural Inspection report be used when selling a house?
Yes. Sellers sometimes commission one when they know a property has structural history and want to give buyers a clear, signed record up front. It can reduce surprises during the buyer's survey and help keep a sale on track, especially if repairs have already been carried out.
Is an FSI suitable for a block of flats?
Yes, for residential and mixed-use buildings up to 15 m high and five storeys. Access to individual flats, communal areas and the roof needs to be arranged, and the scope can be set to cover the common structure, specific flats or both. We confirm this when agreeing the fee.
What happens after the report is issued?
You can use the defect schedule to brief contractors, negotiate on a purchase or respond to an insurer. Where we have recommended monitoring, investigation or repair design, we can quote for those next steps. Many clients use the FSI as the starting brief for a remedial project.