Structural safety review for blocks of flats and mixed-use buildings
A structural safety review of an existing block of flats or mixed-use building up to 15 metres and five storeys, for owners, managing agents, lenders and insurers.
About this service
Blocks of flats and buildings with shops below homes carry structural risks that a single-house survey does not cover. Balconies and access decks are exposed to the weather, shopfront alterations may have removed load-bearing walls decades ago, and roof plant or later additions bring loads the original structure never carried. Our review looks at the building as a whole, so owners and managing agents get a clear picture of where the risks lie.
The service covers existing buildings up to 15 metres high and five storeys. In London that includes most converted Victorian houses, low-rise blocks from the 1960s and 1970s, mansion flats and parades of shops with flats above. Freeholders, residents' management companies, managing agents, lenders and insurers commission it, often before refinancing, renewing cover or planning major works such as re-roofing or adding a storey.
We inspect the main structure, common parts, roofs, balconies and visible external walls, and read whatever drawings, previous surveys and alteration records exist. The report lists the structural safety risks we found, ranks them and recommends next steps in a form a lender or managing agent can act on. Every review is signed off by a chartered engineer who is a Member of the Institution of Civil Engineers (MICE).
When you need it
- You own or manage a block of flats or a building with shops below homes
- Your lender, insurer or managing agent wants a structural safety review
- You are planning works and want to know the condition of the structure first
What's included
- Inspection of the main structure, balconies and common parts
- Review of the existing structural information
- Identification of structural safety risks and recommended actions
- Short report for the client, lender or managing agent
How it works
- Gather recordsWe ask for existing drawings, previous structural or building surveys, details of past alterations and the managing agent's knowledge of defects or complaints. Gaps in the records are noted in the report.
- Inspect the buildingWe walk the common parts, roof, elevations, balconies and any accessible flats or commercial units, looking for cracking, movement, corrosion, water damage and signs of unrecorded alterations to load-bearing elements.
- Assess the risksWe judge which defects present a structural safety risk now, which need monitoring and which are routine maintenance. Each item gets a priority so spending can be planned sensibly over time.
- Issue the reportThe short report sets out findings, priorities and recommended actions. It is written for owners, lenders and managing agents, with technical detail kept to what they need to make decisions.
What you receive
Shop conversions and missing walls in mixed-use buildings
In many London parades the ground floor has been altered several times as shops changed hands. Walls that once carried the flats above may have been removed to open up the retail space, sometimes onto undersized beams or with no record of engineering input. Suspended ceilings usually hide these alterations, so we look for clues such as sagging floors, cracking in the flats above and uneven window heads.
Where something looks wrong, the report recommends targeted investigation rather than guesswork. That might mean lifting a ceiling tile, opening a boxed beam or checking a balcony fixing more closely. Our balcony and walkway inspection and structural opening-up services pick up where the review leaves off. Fire risk assessments sit outside this review and need a separate specialist.
Not included
- Buildings taller than 15 metres or more than five storeys
- Fire risk assessments
Frequently asked questions
Who is responsible for the structure of a block of flats?
Usually the freeholder or management company, depending on the lease. The structure, roof, external walls and common parts are normally retained by the landlord, with costs recovered through the service charge, while leaseholders look after the inside of their flat. Lease wording varies, so check it before deciding who should commission and pay for a review.
How often should a block of flats have a structural inspection?
There is no single fixed interval for smaller blocks, but many managing agents arrange a structural review every few years, and sooner after storms, impact damage or new cracking. Lenders and insurers sometimes set their own requirements. A periodic review also feeds into a realistic long-term maintenance plan and service charge budget.
Is a structural safety review the same as a building survey?
No. A building survey covers the general condition of a property, including finishes, services and dampness. Our structural safety review concentrates on the elements that hold the building up and keep people safe, such as walls, floors, beams, balconies and roof structure, and gives prioritised actions for the structure specifically.
How much does a structural safety review cost?
Our structural safety review for blocks of flats and mixed-use buildings starts from £600 + VAT. Larger buildings, several entrances or difficult access to roofs and balconies increase the fee. We confirm a fixed fee in writing before inspecting, and our typical turnaround is 10 working days.