Structural engineers in London since 2016
Structural engineers for London homes
Structural surveys, subsidence and crack inspections, mortgage and insurance reports, and calculations for wall removals and extensions. Clear answers from qualified engineers, with a written price before you go ahead.
- Master's-qualified engineers A chartered engineer's inspection on request
- Usually 5 working days for your report, or 48 hours with fast track
- Your price in writing before you book
“Honest, professional and thorough.”
Projects completed2,700+
Reports written for lenders. We regularly prepare reports for buyers borrowing from major lenders, including Barclays, Santander and Nationwide.
Qualified engineers. Every inspecting engineer has a master's in structural engineering. Not all are chartered: ask when you book if you need a chartered engineer.
Local to West London. Our office is in Chiswick, and we inspect and design for homes across Greater London.
Fully insured. £1 million professional indemnity insurance for our inspections, reports and designs.
Structural inspections, reports and design
Start with what is happening at your property and pick the closest match. An engineer looks at your building and explains plainly what it needs, with the price in writing before we start.
-
Inspection
Structural surveys
Buying a house, or something worries you? A Specific, General or Comprehensive structural inspection.
Find out more
-
Report
Mortgage structural reports
Your lender's valuer has flagged movement. We write the report they asked for.
Find out more
-
Inspection
Crack inspections
You have found a crack. What it usually means, and whether it needs looking at.
Find out more
-
Inspection
Subsidence surveys
Worried the ground is moving? We assess the likely cause and what to do next.
Find out more
-
Report
Insurance structural reports
Your insurer wants a report, for a new policy, a renewal or a claim.
Find out more
-
Design
Wall removal and alterations
Removing a wall or chimney breast? Beam calculations and drawings for Building Control.
Find out more
-
Design
Extensions and loft conversions
Planning an extension or loft? Foundations, steelwork and roof design for Building Control.
Find out more
-
Report
Freeholder consent reports
Your freeholder needs a report before you alter your leasehold flat.
Find out more
Not sure which inspection you need? Compare the Specific, General and Comprehensive inspections, or describe what you have noticed and we will recommend one.
What is that crack telling you?
Five cracks we are asked about every week, on a typical London terrace. Choose one to see what it usually means and which inspection fits.
Choose a crack
Diagonal crack, wider at one end
Diagonal or stepped cracks that start at the corner of a window or door and taper along their length are the pattern most often linked to foundation movement. In London that usually means clay soil shrinking near trees, or ground softened by a leaking drain.
Get it looked at if it is wider than about 3 mm, has come back after filling, or doors and windows have started to stick. A General Structural Inspection covers this.
Vertical crack where the bay meets the house
Bay windows were often built on shallower foundations than the main walls, so the two can move slightly differently. A crack at the junction is very common in Victorian and Edwardian homes. Many are old and stable; some are still moving.
An engineer can assess which is more likely, and whether monitoring is worth doing. A Specific Structural Inspection covers one issue like this.
Horizontal crack near the top of the wall
This can point to roof spread, where the roof pushes the top of the wall outwards. It sometimes follows a change to heavier roof tiles or alterations to the roof timbers. Look for a bulge or lean in the wall below.
A Specific Structural Inspection looks at that wall and, where it can be safely reached, the roof structure behind it.
Crack above a window or door
Cracks running up from the top of an opening, or a brick arch that has dropped, usually mean the lintel or arch over the opening has sagged or corroded. It is normally a local problem rather than a sign of foundation movement.
Often a straightforward repair once the cause is confirmed. A Specific Structural Inspection is the right first step.
Fine cracks in render or plaster
Hairline cracks under about 1 mm wide are very common. They usually come from shrinkage, changes in temperature or normal seasonal movement, and can be filled when you next redecorate.
Most need no inspection. If they keep growing or appear alongside other signs, read our guide to when cracks in walls are a concern.
How engineers grade crack damage
Hold a ruler against the crack at its widest point. The six categories below come from BRE Digest 251, which engineers across the UK use to describe damage in houses.
-
0NegligibleUnder 0.1 mm
Hairline cracks in plaster or render, usually from shrinkage.
Fill them when you next redecorate.
-
1Very slightUp to 1 mm
Fine cracks that are easily filled during normal decoration.
Keep an eye on them if they come back after filling.
-
2SlightUp to 5 mm
Easily filled, though some repointing outside may be needed. Doors and windows may stick slightly.
Worth having the whole property checked: it may be an early sign of structural movement, such as subsidence.
-
3Moderate5 to 15 mm, or several up to 3 mm
Cracks need opening up and patching by a builder. Doors and windows stick, and pipes can fracture.
Worth having the whole property checked: it may be an early sign of structural movement, such as subsidence.
-
4Severe15 to 25 mm
Extensive repair, often replacing sections of wall over doors and windows. Floors slope and walls may lean or bulge.
Have the whole property checked promptly: it may be a sign of structural movement, such as subsidence.
-
5Very severeOver 25 mm
A major repair, possibly rebuilding part of a wall, with a risk of instability.
Have the whole property checked straight away: it may be a sign of structural movement, such as subsidence.
Width is only one guide. An engineer also looks at the pattern of cracking, where it is and whether it is still moving, which is why a narrow crack in the wrong place can matter more than a wide one. Read our guide to cracks in walls.
How booking an inspection works
From first message to finished report, this is what to expect.
Tell us about the property
Use the form or call us. A few photos of the cracks, or your valuer's letter, help us recommend the right inspection.
Get your quote and book
We reply with the inspection we recommend, its price and the next available dates. Your booking is confirmed once payment is received.
An engineer visits
A visual, non-intrusive inspection on a weekday, or at the weekend for a small extra fee. Someone needs to give the engineer access.
Receive your report
Written findings and advice, usually within 5 working days, or within 48 hours with fast track. Follow-up questions are welcome.
Engineers who take the time to look properly
We are not the cheapest firm in London, and we do not try to be. Our fees allow enough time for each property, so every report is written for your building rather than adapted from the last one.
- Qualified engineers. Every inspecting engineer has a master's degree in structural engineering. Chris is our Chartered Structural Engineer, and a chartered engineer's inspection is available on request.
- Plain English reports. What we found, how serious it appears and what to do next.
- Questions answered afterwards. For you, your lender, your insurer or your builder.
- Weekend visits. Saturday and Sunday inspections for a small extra fee.
Siavash
Senior Structural Engineer
Faranak
Senior Structural Engineer
Chris
Chartered Structural Engineer
Hedi
Designer
What clients say
Buyers, homeowners and leaseholders on working with us. Read all our reviews on Google
I used Laytoe in August for a lender structural report. Siavash and the team were honest, professional and thorough. Siavash took the time to call us before finalising the report, explained the findings clearly and gave genuinely candid advice, which helped me make a very important decision with confidence.
We needed a general structural inspection survey done on a property we were purchasing. The survey was actioned quickly, the price was very fair and report was detailed and clear with specific actions recommended for next steps. Will certainly use again.
They provided a very professional and detailed report for my insurance purposes, and everything was handled efficiently and thoroughly. The report was clear, accurate, and well presented, which made the insurance process much easier for me.
Based in Chiswick, working across London
Our office is on Turnham Green Terrace in W4. We inspect and design for homes throughout Greater London, and we know its housing well: Victorian and Edwardian terraces, mansion blocks and converted flats, much of it built on shrinkable London Clay.
- Chiswick
- Acton
- Ealing
- Hammersmith
- Fulham
- Shepherd's Bush
- Kensington
- Chelsea
- Notting Hill
- Brentford
- Kew
- Richmond
- Twickenham
- Barnes
- Putney
- Wandsworth
- Battersea
- Clapham
- Wimbledon
- Hounslow