Advice needed re structural engineer costs

[Scoboblio]

Afternoon everyone,

 

We're in the process of buying a house. The survey highlighted 'significant structural movement' in the garage (not connected to the house, but it's one of those semi detached ones so we've got one half, the neighbours have the other half). Having looked at it myself it doesn't seem too bad, but the mortgage co have referred it back to the surveyor for more info, and possibly a visit by a structural engineer is on the cards.

 

There are a whole host of options available to us, from blaming the neighbours (it's probably a huge tree in their back garden that's causing it) to asking the seller to lower the asking price, but before we get to all of that I need to know a rough cost for a structural engineer to visit and check it out - if it's relatively cheap I'll keep relations with the neighbours and seller sweet and just pay for it myself, but if it's mega £££ then I'll have to be a bit more hard nosed.

 

Does anyone know any rough estimates for a structural engineer to visit and check out just this specific problem with the garage?

[Rob]

Perhaps if you say you need some remedial structural work quoting for, they will do a free report?

 

Try here also...http://www.istructe.org/Pages/default.aspx

[Schtuv]

Annette here - Schtuv's other half ...

 

A structural engineer will attend to see whether the movement is historical (with no recent movement) or whether there is still movement of the property to determine whether it is subsidence or not. Equally any structural movement could be related to faulty design/workmanship. For example if the garage hasn't been constructed properly with the roof moving as there are not enough supports in place. A structural engineer can highlight whether the problem is a construction or subsidence issue.

 

As the owner of the property, an insurance claim can be submitted but any initial costs for the engineer are not covered if it is discovered that the problem is not subsidence. If it turns out to be subsidence then these claims can be claimed back from the insurance company. n some circumstances it is beneficial to take on the insurance policy from the previous owners so should be be subsidence issue this takes out any problems in relation to when the problem first started as if you take out a new insurance policy they will repudiate the claim on the grounds that the damage occurred prior to policy inception.

 

A structural engineer can visit the property to provide an initial report for around the 250gpb or thereabouts, but you can call an engineer to confirm his costs prior to him visiting to get a price agreed first off. Should any further tests need to be carried out to determine any ground movement, these will cost more and you can also discuss these costs with them too.

 

long and short of it - it does need to be checked out and the insurance company needs to be advised of this to stop any future problems arising with any potential insurance claims.

[Paul]

Annette, you seem to know a bit on this sort of subject. Can you just answer a question for me please?

 

A house opposite is in the middle of a terrace of five and some people have just moved in and removed the main load bearing wall that goes down the middle of the house.

Friends of ours live a couple of doors away and are worried that the workman and the way they are going about it doesn't look too professional and if it's done wrong then any failure could impact on their house.

 

Am I right in saying that even in a private owned house they need to get a structural engineer to work out the loads for the steel used and also the local building control dept need to OK the work?

 

Sorry to hijack the thread

[Scoboblio]

Perhaps if you say you need some remedial structural work quoting for, they will do a free report?

 

Try here also...http://www.istructe.org/Pages/default.aspx

 

Good idea, thanks Rob.

[Scoboblio]

In some circumstances it is beneficial to take on the insurance policy from the previous owners so should be be subsidence issue this takes out any problems in relation to when the problem first started as if you take out a new insurance policy they will repudiate the claim on the grounds that the damage occurred prior to policy inception.

 

Thanks Annette, I didn't think that was possible, top advice!

 

A structural engineer can visit the property to provide an initial report for around the 250gpb or thereabouts,

 

If it's around the £250 mark I don't mind forking out for it even if the mortgage company aren't bothered, simply to put my mind at rest.

[Schtuv]

Paul

 

Yes, if any neighbours are likely to be affected by any works - this comes under the Party Wall etc. Act 1996. The neighbours to the property having works done can insist on having a surveyor attend their house to take note of the condition of their property prior to the work being carried out and then to attend again afterwards to check that no damage has occurred. In addition, any structural work does have to be signed off by the local council ... that's to the best of my knowledge!

[Paul]

Paul

 

Yes, if any neighbours are likely to be affected by any works - this comes under the Party Wall etc. Act 1996. The neighbours to the property having works done can insist on having a surveyor attend their house to take note of the condition of their property prior to the work being carried out and then to attend again afterwards to check that no damage has occurred. In addition, any structural work does have to be signed off by the local council ... that's to the best of my knowledge!

 

Cheers for that, the couple don't live directly next door, but a couple of doors away.

The wall removed in the other house is in the centre of the house but is structural and as far as we know they haven't had any of the work checked or signed off by the council, their concern is future problems to their house (as it's terraced) if the job hasn't been done correctly.

 

Thanks for the info

[Morpheus]

Annette, you seem to know a bit on this sort of subject. Can you just answer a question for me please?

 

A house opposite is in the middle of a terrace of five and some people have just moved in and removed the main load bearing wall that goes down the middle of the house.

Friends of ours live a couple of doors away and are worried that the workman and the way they are going about it doesn't look too professional and if it's done wrong then any failure could impact on their house.

 

Am I right in saying that even in a private owned house they need to get a structural engineer to work out the loads for the steel used and also the local building control dept need to OK the work?

 

Sorry to hijack the thread

 

Hi Paul, just to 'reinforce' what Annette said, there's no question whatever that even if it was their own detached house that's being knocked through, that a building inspector would have to be informed and sign it off for safety reasons.

 

My Dad couldn't even get his 12v downlights in his bay window approved and had to remove them as an electrician hadn't fitted them and they won't sign other people's work off.

[Paul]

Hi Paul, just to 'reinforce' what Annette said, there's no question whatever that even if it was their own detached house that's being knocked through, that a building inspector would have to be informed and sign it off for safety reasons.

 

The problem is that they phoned the council to ask if any inspections or permission had been given for that address and is finding it difficult to get an answer as they are quoting data protection etc.?

Bit silly as they are there to protect the public from shoddy building be they the owner or a neighbour

[Rob]

The problem is that they phoned the council to ask if any inspections or permission had been given for that address and is finding it difficult to get an answer as they are quoting data protection etc.?

Bit silly as they are there to protect the public from shoddy building be they the owner or a neighbour

 

The council won't release any info to them, but by alerting them the council will do its own checks and if necessary serve a stop notice on the work. The neighbours can check online to see if planning permission has been granted, this is freely available info to all. Planning Approval however does not signify Building Control approval but it means the council are mor than aware of the works.

Party Wall Act obviously won't be relevant to them as they do not share a party wall.

 

They've done their bit, as it were, and should leave it to the council now.

[Shane]

I had a real problem with a load of movement above my bay that turned out to be a botched attempt to replace the bressemer beam 27 years ago. Anyhow, the structual engineer I used charged me £150 quid for the initial consultation and then made 2 further site visits during the repair work and then produced a letter detailing the repair and that it had been carried out in accordance with his initial reccomendations and that he was happy with the work. These visits and letter cost me around £300 I seem to remember. However if I wanted a detailed report at the completion of the work it would have cost a further £250. But as the insurance didn't cough and I just wanted confirmation that the work had been done properly should I come to sell, I was happy with the letter. The surveyors at work all reckon I found a good one who didn't charge over the top so I guess you may expect to pay a bit more. Good luck with the problem. It for me at least was a very very trying stressful time.