Structural Surveys in Glasgow

Expect to pay from around £470 for a Structural Survey on a standard Glasgow tenement flat. Prices increase with property size, complexity, and the extent of visible structural defects. Larger properties such as a West End villa or a four-bedroom semi-detached house typically cost £600-£900. Properties showing significant structural movement or those in areas with documented mining subsidence may require additional specialist investigation, which is quoted separately. Glasgow prices tend to run below the national average (from £550) due to Scottish market rates.

The Home Report is a useful starting point, but it is commissioned by the seller and designed to facilitate the sale. It includes a single survey with condition ratings, but it does not provide the engineering-level structural analysis that a dedicated Structural Survey offers. For Glasgow properties showing signs of structural movement — such as cracks in walls, uneven floors, or sticking doors — or properties in areas with known mining activity beneath them, a buyer-commissioned Structural Survey gives you an independent assessment focused entirely on protecting your interests. This is especially relevant when the Home Report flags condition ratings of 2 or 3 on structural elements.

On a two- or three-bedroom Glasgow tenement flat with visible structural concerns, the on-site inspection takes 4-6 hours. The surveyor or structural engineer needs to examine crack patterns, check floor levels for unevenness, inspect accessible foundation areas, assess joist bearing points in external walls, and examine sandstone elevations for delamination and weathering. Larger or more complex properties — such as converted villas in Hyndland or townhouses in the Park district — may take 6-8 hours. The written structural report follows within 5-7 working days after the inspection.

Yes. At least 30 coal mines operated within or on the edge of Glasgow during the early 20th century, including workings beneath Rutherglen, Cambuslang, Castlemilk, and parts of the city's southern and eastern fringes. Our inspection examines crack patterns, floor levels, and structural alignment for signs of ground movement consistent with mining subsidence. Surveyors look for characteristic stepped cracking in masonry, distortion of door and window openings, and uneven floor levels. If mining subsidence is suspected, the report will recommend a Coal Authority search to confirm the location of historic mine workings, and may suggest further specialist geotechnical investigation to assess ground stability and recommend remedial measures.

Glasgow's tenements were built using blonde Carboniferous sandstone from local quarries at Giffnock and Bishopbriggs, along with red sandstone from Dumfriesshire. Both types are porous and absorb water, which causes problems over time. Specialist inspection checks for delamination — where the stone face peels away in layers — as well as cracking, erosion on exposed elevations, and damage caused by inappropriate cement repairs. Hard cement mortar used in past decades traps moisture inside the stone, leading to accelerated freeze-thaw decay that can be expensive to reverse. Surveyors also examine rusting embedded iron and steel fixings used to support bay windows, which can crack the surrounding stonework as they corrode.

Professional assessment covers accessible communal areas including the close (stairwell), shared roof void, external walls, and guttering where relevant to assessing structural condition. Under the Tenements (Scotland) Act 2004, repair costs for common parts are shared between flat owners, so the condition of these elements directly affects your financial obligations as an owner. Survey reports flag communal structural concerns — such as wall bulging, roof timber decay, or failed guttering causing moisture ingress — and give you an idea of what collective maintenance or remedial works may be required, helping you budget beyond just the purchase price of your individual flat.

Yes. Glasgow sits on glacial boulder clay deposited during the last ice age, forming the distinctive drumlin hills across the city. This clay subsoil can shrink when it dries out, particularly during prolonged dry periods or when mature trees draw moisture from the surrounding ground. Properties built on clay can experience foundation settlement, causing cracks in walls and uneven floors. Qualified engineers assess crack patterns and floor levels to determine whether settlement is historic and stable or ongoing and progressive. They can advise on whether the property requires underpinning, tree management, or simply long-term monitoring, and may recommend further geotechnical investigation if ground conditions are uncertain.

If significant structural defects are identified — such as progressive subsidence, wall bulging due to joist rot, or extensive sandstone delamination — the report will include recommendations for specialist follow-up investigations and estimated repair costs where possible. You can use this information to renegotiate the purchase price with the seller, request that repairs are completed before settlement, or withdraw from the purchase entirely. In Glasgow's tenement market, survey findings about shared building elements can also inform discussions with other flat owners about coordinating and funding communal structural repairs under the Tenements (Scotland) Act 2004.