Home / Services / Surveys & Reports

Surveys & Reports

Independent structural surveys, inspection reports and due diligence for buyers, owners and lenders, written to support a decision.

Surveys & Reports

What we cover.

When you need to understand the condition of a building, we inspect it and report on what we find in plain terms. We use intrusive and non-intrusive methods as appropriate and set out the cause, the risk and the options, so you can buy, sell, lend or maintain with confidence.

Pre-Purchase Structural Surveys
Structural Inspection Reports
Desktop Structural Reports
Independent Structural Due Diligence
Mortgage Lender Reports
Subsidence & Settlement Assessment
Dilapidation Surveys
Party Wall Matters

In detail

What surveys & reports actually involves.

Not a condition report

A structural survey is not a tick-box condition report. It answers three questions a homeowner, buyer or lender actually needs answered: what is happening, why is it happening, and does it need action. A crack in a wall might be harmless seasonal movement, or it might be the visible symptom of foundation movement that will get worse, the difference is worth thousands of pounds and it is exactly what we are qualified to tell apart.

How we inspect

We inspect with both non-intrusive methods (crack mapping, level surveys, visual assessment against the loads the structure was built to carry) and, where justified, intrusive investigation. The report sets out the cause, the risk, and the realistic options, from monitoring to remedial works, in plain language, with photographs and clearly stated limitations. Because it is written to a professional standard and backed by professional indemnity cover, a lender or their surveyor can rely on the findings.

Subsidence, settlement, heave

For movement cases we distinguish subsidence (the ground moving away beneath the foundation), settlement (the building bedding in) and heave (the ground pushing up), because the cause dictates the fix. Getting that diagnosis right is the whole value of the survey.

How Lead Group helps

We answer the three questions that actually matter: what is happening, why, and whether it needs action. The report distinguishes subsidence from settlement and heave, because the cause dictates the fix, and it sets out the realistic options rather than the worst case. Written to be relied on by a lender, a solicitor or another engineer.

How we work

What is the difference between an inspection and a structural survey?

An inspection report records condition at a point in time. A structural survey goes further, assessing why something is happening, whether it is progressive and what action is needed, with reference to loads and codes. We advise which you need at enquiry.

Intrusive and non-intrusive assessment
Cause, risk and remedy set out clearly
Reports written for lenders and owners
Photographic evidence and clear limitations

Not sure what you need?Send us your drawings, or just a photograph of the wall. We will tell you what is required and what it costs before you commit to anything.

Get a quote 020 3432 4186

Standards & codes

The codes behind surveys & reports.

Eurocodes 0-9 & UK National Annexes

BS EN 1990 through BS EN 1999 govern the basis of design, actions, and the design of concrete, steel, timber, masonry and aluminium structures. Every calculation we issue references the relevant Eurocode part and its UK National Annex, and states which parts were applied.

Analysis, design & drafting software

Structural analysis and design in Tekla Tedds and Tekla Structural Designer, with Autodesk Robot, CSC Fastrak, CSC Portal Frame, MasterSeries and Hilti Profis used where a scheme suits them. Drawing production in AutoCAD, and modelling in Autodesk Revit where a project is delivered in BIM. Output is issued as readable calculations rather than raw software printouts, so a checker or a building control officer can follow the reasoning.

Approved Document A (Structure)

The Building Regulations requirement your local authority Building Control checks against. Our calculations and drawings are prepared to demonstrate compliance so your submission is accepted without back-and-forth.

Professional indemnity insured

Every report and calculation package is backed by professional indemnity cover, which is what lets a lender, Building Control or another engineer rely on it.

Scope of an inspection. Inspections are carried out within the scope and limitations set out in the fee proposal and stated in the report. Unless expressly agreed otherwise, an inspection covers what is reasonably accessible at the time and is not a warranty that every defect, deterioration or concealed condition has been identified. Where something cannot be seen, we say so and set out what would establish it.

Process

From enquiry to sign-off.

Enquiry

Send drawings or describe the problem. We confirm the scope, the deliverables and a target timescale.

Information

We agree the survey, drawings or data we need and any site access required.

Engineering

Design, calculation or assessment to the relevant Eurocodes and UK National Annex.

Issue

A clear, defensible report or set of calculations, with assumptions and limitations stated.

Selected work

Real structures, surveyed and engineered.

All work →

Sport and recreationCharlton Athletic FC, The ValleyTwo steel monopitch stand roofs rising to 27 metres were assessed for a proposed solar PV installation. Both were cleared to carry the arrays as they stand, and the fragile roofs were surveyed entirely by drone with nobody working at height.

Read →

Manufacturing and industrialWienerberger, Tamworth

EducationCarlisle College

Film and mediaDragon Studios, Pencoed

Questions

Common questions

Can you report on cracking I have noticed?

Yes. We assess the crack pattern, likely cause and whether movement is ongoing, and recommend monitoring or remedial works where needed.

Do you carry out subsidence assessments?

We assess settlement and subsidence, identify likely causes such as ground movement or drainage, and set out the investigation or remedial options.

Will a lender accept your report?

Our reports are prepared to a professional standard and are PI insured. We write them so a lender or their surveyor can rely on the findings.

How is a structural survey different from a mortgage valuation?

A mortgage valuation protects the lender and barely looks at structure. A structural survey assesses the building itself, the cause and risk of any movement or defect, and what to do about it. If you are buying a property with cracking or an extension you are unsure about, you want the latter.

Can you tell if cracks are serious from photos?

Photos help us give an initial view, but a proper diagnosis of active movement needs an inspection and sometimes a period of monitoring. We will tell you honestly whether a visit is worth it for your situation.

What is the difference between subsidence, settlement and heave?

Subsidence is the ground sinking beneath the foundation, often from clay shrinkage or a leaking drain. Settlement is a new building bedding in. Heave is the ground swelling and pushing up. Each has a different cause and remedy, which is why the diagnosis matters more than the label.

Explore more