Structural movement and crack investigation report
An investigation into why a building is moving or cracking, bringing together inspection, history and ground information to find the cause.
About this service
A structural movement investigation report is for buildings where cracks keep appearing, keep widening or simply do not make sense. Rather than looking at one crack in isolation, we bring together a detailed inspection, crack mapping, the history of the building, nearby trees, drainage and ground conditions to find out why the structure is moving. The aim is a clear diagnosis that a repair can be based on.
This report suits homeowners who have already had cracks filled and seen them come back, owners facing competing explanations from different builders, and buyers or insurers who need a thorough account of a movement problem. It is also useful before major works, when an existing movement issue needs to be understood properly before adding load to the structure or excavating next to it.
Diagnosis matters because the wrong repair can make things worse. Underpinning one side of a house can create a hard spot that causes new cracking elsewhere. Stitching cracks caused by active clay movement will simply see them reopen. Replacing a lintel will not help if the real problem is a leaking drain undermining the wall. A proper investigation avoids wasted money.
London buildings have many possible movement mechanisms. Clay shrinkage and swelling, thermal and moisture movement in long walls, roof spread, wall tie corrosion, decayed timber lintels, settlement of rear additions on shallower foundations and the effects of nearby basement digs all produce cracking. Many properties show more than one. Separating them is the core of this service, which starts from £750 + VAT.
When you need it
- Cracks keep appearing or getting worse
- You need to understand the cause before choosing a repair
- An insurer or buyer needs a detailed movement investigation
What's included
- Detailed inspection and crack mapping
- Review of history, trees, drainage and ground
- Assessment of cause and progression
- Recommendations for monitoring, investigation and repair
How it works
- Gather the historyWe collect what you know about the cracks, past repairs, alterations, insurance claims and nearby works, plus any previous reports. The fixed fee is confirmed in writing before we start.
- Inspect and map cracksAn engineer inspects the building in detail, recording each crack's position, width, direction and taper on plans and elevations, along with levels, verticality and distortion.
- Review the surroundingsWe assess trees and their distance from the building, drainage runs, ground slopes, known geology and any adjacent construction, all of which can drive or contribute to movement.
- Diagnose cause and progressionWe test each possible mechanism against the evidence and explain which fits best, whether movement is historic, seasonal or progressive, and how confident that conclusion is.
- Recommend next stepsThe report sets out recommendations for monitoring, further investigation such as trial pits or drainage surveys, and the type of repair likely to be appropriate once the cause is confirmed.
What you receive
Movement investigation, monitoring or repair: where should you start?
If the cause of cracking is obvious and limited, a Specific Structural Inspection report may be enough. A full movement investigation earns its place when cracks are recurring, widespread or unexplained, or when significant money depends on getting the diagnosis right. Our guide on whether cracks are serious is a useful first read.
Often the investigation leads to a period of monitoring. Readings taken over several seasons show whether movement is cyclical, typical of clay and trees, or progressive. From there, the next step might be a trial pit and foundation inspection, a drainage survey, or design of repairs. Specialist testing, such as soil sampling or root identification, can be arranged where it adds value.
The pitfall to avoid is rushing to a fix. Underpinning is expensive and not always necessary, while cosmetic repairs done too early hide what is happening. Patience during the investigation and monitoring stage usually leads to a smaller, better-targeted repair.
Not included
- Specialist testing, which can be arranged
Frequently asked questions
Why do cracks keep coming back after they have been filled?
Usually because the movement causing them is still happening. Seasonal clay shrinkage and swelling, thermal movement in long walls and a leaking drain can all reopen repaired cracks. Filler and paint do not stop the underlying cause. An investigation identifies the mechanism so the repair addresses it rather than the symptom.
What is crack mapping?
Crack mapping is the systematic recording of every significant crack on plans and elevations, noting its width, direction, length and whether it tapers. Seen together, the pattern often points clearly to the cause, for example a corner dropping, a bay pulling away or a roof pushing walls outward.
How long does a structural movement investigation take?
The inspection and report itself is a single stage, typically turned around within 10 working days. If monitoring is recommended, readings are typically taken over several months, and sometimes through a full year, to capture seasonal changes. The length of monitoring depends on what the investigation finds.
Can nearby building works cause movement in my house?
Yes. Excavations for basements, extensions or foundations next door can cause ground movement, as can vibration or changes to drainage. That is one reason the Party Wall etc. Act 1996 requires notice for certain works. A schedule of condition recorded before the works makes it much easier to identify any new damage.
Does every movement problem need underpinning?
No. Many movement issues are resolved by dealing with the cause, such as repairing drains, managing trees, restraining walls or replacing failed lintels, followed by crack repairs. Underpinning is generally a last resort when foundations are inadequate for the ground conditions or the cause cannot otherwise be removed.
Is this the same as a subsidence report for insurers?
They overlap, but the focus differs. A subsidence report is structured for an insurance claim. A movement investigation is broader, looking at every possible mechanism, including those insurers do not cover, such as thermal movement, roof spread or wall tie failure. It suits cases where the cause is genuinely unclear.