Purchasers Overcome a Sinking Feeling!

Properties built in Kent and East Sussex before 1985 would not necessarily have the best of foundations. Whilst 1985 might sound fairly modern, we need to remember that building control standards were not as robust as they are today. Ground conditions were not normally analysed in the same detail, and specific calculations were not made for the possible impact of trees and slope-related movements.

Forty years later, with increased annual rainfall and hotter, drier summers, we are now seeing an increase in structural movement issues. In this blog, you will learn how our holistic approach to survey design can make all the difference for both sellers and purchasers.

The Challenge: Significant Cracks in Sevenoaks

When we were instructed to inspect a property in Sevenoaks, the purchasers were very clear that they had concerns over significant cracks they had seen during their initial viewing.

As building surveyors, we have to be honest. We can only report on the level of perceived risk on the day of inspection, and we are not structural engineers who can undertake lengthy monitoring. But does that mean we can’t help? No, it does not.

How We Helped: A Meticulous Approach

So, here is how we helped. Firstly, we measured the various cracks and recorded them on our site sketches. Then we looked at the overall patterns and estimated the impact of the ground conditions, the sloping site, and nearby trees.

We also inspected the rainwater goods and drainage arrangements. Our data suggested that the front bay window was experiencing an overturning foundation issue due to ground conditions and slope.

It also suggested that the slope and trees were less likely to be an issue to the rear of the property, where the movement pointed to a suspect original downpipe that disappeared into the ground behind a shrub. A good prod into the ground with a very long screwdriver confirmed the downpipe extended down, well below the surface.

Saving the Purchase

But how does this help the purchasers? Our holistic view was that the current extent of cracking was not severe enough to require structural intervention based on Building Research Establishment guidance (BRE 251).

We identified the risk of ongoing movement and that the most likely cause was failed below-ground rainwater drainage. The purchasers were able to factor in repairs. We were also able to justify further inspection of the front bay by a structural engineer, so that a repair scheme could be outlined and the likely cost of repairs established prior to any further negotiations.

Local Knowledge, Personal Service

The purchasers were facing a hard decision: take the risk or remain in a rented property? As a small family firm, we could help by having a good old-fashioned chat around the pros and cons and the level of risk. Our clients decided to take the plunge and became homeowners.

The best part is that we were right. The bush was dug out, and the rainwater pipe was exposed, revealing absolutely nothing—just a pipe finishing in the ground without any drainage system connection. With a soakaway now installed, the cracking has not worsened.

Why a Local Family Firm Matters

Would the average building surveyor have gone into that level of detail? Would they have taken the time to sit down and sketch everything out? We know that some would, but the majority would not. They would have simply recommended further inspection by a structural engineer and moved on to the next job.

Before you book a survey for your home in Tunbridge Wells, Sevenoaks, Ashford, or Hastings, please stop and think the survey through. Larger national residential surveying companies expect their surveyors to complete two surveys in a single day—often just selecting pre-written text.

Do you actually want quick and cheap advice when you are committing to borrowing and investing hundreds of thousands of pounds? We charge a reasonable, fair fee, and we often provide a free Level 3 survey upgrade for post-war properties.

Consider supporting a local RICS-regulated family firm that believes in delivering quality and supporting its clients.

Learn more about our RICS Home Surveys or book your survey in Kent or East Sussex today