A professional subsidence survey is the essential first step in understanding what's happening to your property. If you've never had one, you might not know what to expect — so here's a plain-English walkthrough of the entire process, from the initial phone call to receiving your report.
Before the Visit
When you contact us, we'll ask a few questions upfront to prepare:
- When did you first notice damage?
- Has the damage changed or worsened over time?
- Are there any trees or large shrubs near the building?
- Has any building work been done recently (yours or your neighbours')?
- Has the property had subsidence before?
- Is there a current insurance claim?
This helps our engineer prepare and know what to look for before arriving.
Stage 1: External Inspection
The engineer starts outside. This typically takes 30–45 minutes for a standard residential property.
What they're checking:
- Cracking patterns — type, width, direction, and location of all visible cracks in external walls. The pattern tells us a lot about the cause and direction of movement.
- Ground conditions — is the ground near the building dry, soft, waterlogged? Are there signs of soil movement?
- Trees and vegetation — species identification, size, proximity to the building. Different species have very different water demands.
- Drainage — are gutters intact? Where do downpipes discharge? Any signs of leaking drains?
- Extensions and additions — where the property has been modified, and how the junction between old and new is performing
Stage 2: Internal Inspection
Inside the property (30–45 minutes):
- Internal cracks — mapping cracks on internal walls and ceilings. Internal cracks often show the full extent of movement that may not be visible externally.
- Door and window alignment — checking frames for distortion
- Floor levels — using a laser level to measure whether floors are tilting and by how much
- Dampness — checking for moisture issues that could be related to ground movement or an alternative cause of damage
- Below-ground spaces — inspecting cellars or crawl spaces where accessible
Stage 3: Level Survey
Using precision surveying equipment, the engineer takes level readings across the building. This creates an objective measurement of how much settlement has occurred and where it's concentrated.
| What the Level Survey Tells Us | Why It Matters |
|---|---|
| Which part of the building has dropped | Identifies the affected foundation area |
| How much settlement has occurred | Determines severity |
| Whether movement is differential or uniform | Differential movement = subsidence; uniform = general settlement |
| Comparison with adjacent structures | Rules out wider ground issues |
Stage 4: Preliminary Diagnosis
At the end of the visit, the engineer will give you an initial verbal assessment:
- Whether they believe subsidence is occurring
- The likely cause (clay shrinkage, drain leak, tree influence, etc.)
- Whether further investigation is needed (boreholes, drain surveys, monitoring)
- The approximate repair options and timescales
Important: A good engineer will be honest if they don't think there's a problem. We turn away work regularly because the issue turns out to be normal settlement or cosmetic damage that doesn't need structural intervention.
After the Survey: Your Report
Within 5–7 working days, you'll receive a detailed written report that includes:
- Findings — all damage documented with photographs
- Level survey data — plotted across the building
- Diagnosis — the probable cause of movement
- Recommendations — the most appropriate repair method
- Cost estimate — a fixed-price quote for any recommended works
If the property is subject to an insurance claim, the report is formatted to satisfy insurer and loss adjuster requirements.
How Long Does It Take?
| Property Type | On-Site Duration |
|---|---|
| Flat or maisonette | 45 minutes – 1 hour |
| Standard semi-detached | 1 – 1.5 hours |
| Large detached house | 1.5 – 2.5 hours |
| Commercial property | 2 – 4 hours |
What It Costs
Our initial surveys are free across all of Hertfordshire. There's no obligation, no sales pressure — just an honest professional assessment. If further investigation is needed (boreholes, trial pits, extended monitoring), we'll discuss any costs upfront before proceeding.
Preparing for the Survey
To make the most of the visit:
- Make sure the engineer can access all rooms, especially those showing damage
- Clear items away from walls where cracks are visible
- If possible, have any previous survey reports or building plans available
- Note down any questions you want to ask