Expert structural assessments for Leeds terraces, back-to-backs, and properties on former coal mining land
Leeds sits on Coal Measures geology with a documented history of mining-related subsidence across south and east districts. The city also holds England's largest surviving collection of back-to-back houses — around 19,000 properties with shared party walls and unique structural characteristics. Half of Leeds housing dates from before 1919, built during rapid industrial expansion with shallow foundations, solid Yorkshire stone walls, and construction methods that now show their age. When you spot cracking, uneven floors, or signs of structural movement in a Leeds property, this detailed inspection examines the extent of the problem, traces its cause, and gives you a clear repair strategy before you commit to the purchase.
£247,000
Average House Price
~35%
Properties on Former Mining Land
South and east Leeds areas
From £490
Structural Survey Cost
Leeds pricing
19,000+
Back-to-Back Houses
England's largest surviving stock
Leeds expanded rapidly during the 19th century as a major industrial centre, creating a housing legacy that directly affects structural stability today. The city constructed thousands of back-to-back houses between 1787 and 1937, built quickly and cheaply to house textile workers. These properties share party walls on two or three sides, have shallow foundations often less than 300mm deep, and use solid Yorkshire stone or brick construction without cavity walls. Many stone terraces in suburbs like Headingley, Hyde Park, and Chapel Allerton were built from local gritstone and sandstone with lime mortar joints that have eroded over time. The combination of old construction methods, porous stone, and over a century of Yorkshire weather creates specific structural vulnerabilities that require expert assessment.
The geology beneath Leeds adds another layer of risk. The southern and eastern parts of the city sit directly on Coal Measures — sedimentary rock layers that contain coal seams extracted through intensive mining from the 18th century until the 1980s. Areas including Kippax, Garforth, Rothwell, Belle Isle, and parts of Middleton lie above former coal workings where subsidence has been documented as recently as six to eight years after pit closures. Ground movement from mining can cause stepped cracking in walls, uneven floors, doors that stick, and structural damage that worsens over time. This type of inspection identifies these warning signs, distinguishes mining subsidence from other forms of movement, and assesses whether the property is safe to buy or requires extensive underpinning.
The River Aire and its tributaries create flood risk zones through the city centre and valley areas. The devastating Storm Eva flooding in December 2015 affected over 3,300 properties in Kirkstall, Leeds city centre, and the Aire Valley. Although the £200 million Leeds Flood Alleviation Scheme completed in 2024 now protects against a 1-in-200-year event, properties in low-lying areas may have experienced structural damage from past floods. Water-logged foundations, compromised masonry, and damaged floor joists are all hidden structural issues that a standard mortgage valuation will not detect. Your structural survey examines the building for flood damage indicators and assesses whether the foundations and structural elements remain sound.
Source: ONS Census 2021. Terraced properties include standard through-terraces and back-to-back houses.
Large areas of south and east Leeds sit directly above former coal workings, particularly in Kippax, Garforth, Rothwell, Belle Isle, Middleton, and Hunslet. The Coal Authority records show extensive mining activity across these districts, with subsidence documented as recently as the mid-1980s — six to eight years after pit closures. Properties above old mine shafts, bell pits, adits, or longwall workings can experience unpredictable ground movement decades after mining ceased. Classic signs include stepped diagonal cracking in walls, uneven floors that slope noticeably, doors and windows that stick or fail to close properly, and gaps between walls and ceilings. The inspection examines the property for these indicators and assesses the severity and progression of any movement. If mining subsidence is suspected, the report will recommend a Coal Authority mining search and potentially a full ground stability assessment before you proceed. Buying a property on former mining land without this investigation can leave you facing underpinning costs between £10,000 and £25,000.
| Survey Type | Leeds | National Avg | Difference |
|---|---|---|---|
| Structural Survey | From £490 | From £550 | -£60 |
| RICS Level 3 Survey | From £550 | From £619 | -£69 |
| Building Survey | From £500 | From £625 | -£125 |
Structural Survey
Leeds
From £490
National Avg
From £550
Difference
-£60
RICS Level 3 Survey
Leeds
From £550
National Avg
From £619
Difference
-£69
Building Survey
Leeds
From £500
National Avg
From £625
Difference
-£125
Prices based on a standard 3-bed property. Leeds pricing sits below the national average, reflecting lower property values compared to London and the South East. Complex properties or those requiring specialist assessment may cost more.
The structural engineers and surveyors we work with in Leeds have direct experience assessing properties on Coal Measures geology, back-to-back construction, Yorkshire stone terraces, and flood-affected buildings. They recognise the difference between historic settlement and active subsidence, understand how gritstone walls behave in wet conditions, and know which areas carry mining or flood risk. Based locally across West Yorkshire, they can visit your property within days and produce a report that identifies the structural issue, explains its cause, and provides realistic repair options with cost guidance tailored to Leeds construction methods.
Enter the property address, type, approximate age, and a brief description of the structural concern you have observed. You will receive a price straight away based on the property size and complexity. Once you confirm, you can book and pay online. We contact the seller or their agent within 24 hours to arrange access.
A chartered structural engineer or RICS surveyor visits the property and carries out a detailed assessment of the building's structural condition. For a typical Leeds terraced house or semi-detached, the inspection takes 3 to 5 hours. Properties with cellars, extensions, complex roof structures, or those showing multiple signs of movement may require longer. The surveyor examines cracking patterns, foundation condition, wall stability, roof structure, and below-ground drainage where visible.
The written Structural Survey report is delivered within 5 to 7 working days. It covers the nature and cause of the structural issue, the severity and likely progression, repair options with cost estimates, and recommendations for any further specialist investigations such as Coal Authority searches or ground stability assessments. Our bookings team can talk you through the findings and help arrange follow-up work if required.
The Boxing Day 2015 Storm Eva flooding caused catastrophic damage across Leeds, affecting 3,355 properties including 672 businesses. The direct cost to the city was estimated at £36.8 million. Properties in Kirkstall, the city centre, Aire Valley, and low-lying areas near the river may have experienced structural damage that is now hidden behind redecoration. The inspection checks for telltale signs of past flooding including tide marks on masonry, salt deposits and efflorescence on walls, warped skirting boards and door frames, and compromised floor joists. Even with the new £200 million Flood Alleviation Scheme protecting the city, any property with a history of flood damage needs careful structural assessment before purchase.
Leeds developed in waves that left distinct marks on its building stock and structural stability. The earliest residential expansion came between 1787 and the 1930s, when the city constructed back-to-back houses at an unprecedented scale. By 1920, approximately 78,000 out of 108,000 houses in Leeds were back-to-backs — the highest concentration in England. Leeds was the last city to build this type of housing, continuing construction until 1937, decades after most cities banned them under the Public Health Act 1875. The surviving 19,000 back-to-backs, concentrated in Harehills, Beeston, Holbeck, and Hyde Park, present unique structural challenges. With party walls on two or three sides and only one external wall, these properties suffer from limited ventilation, moisture transfer between adjoining homes, and structural movement that can propagate through the shared walls. Assessing back-to-backs requires specialist knowledge of how these buildings were constructed and where structural failure typically occurs.
The later Victorian and Edwardian periods brought through-terraces built from local gritstone and sandstone, particularly in inner suburbs. Yorkshire stone is a porous material that absorbs moisture, and the original lime mortar joints between stones have often eroded after more than a century of exposure. Water ingress through deteriorated pointing can saturate the solid walls, leading to internal dampness and, in severe cases, the decay of timber lintels, floor joists, and roof timbers embedded in the stonework. The Coal Measures geology beneath southern Leeds compounds these risks. The British Geological Survey documents that subsidence due to undermining poses a significant hazard in the district. Longwall mining, which became common in the late 19th century, involved cutting away entire coal faces and leaving behind cavities that collapsed within days or years. Even properly backfilled workings can settle over time as the fill material compresses, causing ground movement that manifests as structural cracking decades later. Identifying whether cracking is due to mining subsidence, foundation settlement, or thermal movement requires structural expertise that only a detailed survey provides.
Explore our full range of property services available in Leeds
From £550
The most comprehensive RICS survey for older Leeds properties, with full structural narrative and detailed repair cost guidance.
From £500
Detailed property inspection for Leeds back-to-backs, stone terraces, and Victorian housing stock.
From £280
Specialist roof inspection for Leeds stone terraces with ageing slate or lead valley gutters.
From £190
Asbestos testing and surveys for pre-2000 Leeds properties, including textile mill conversions.
The average Leeds property costs £247,000. A Structural Survey from £490 represents around 0.2% of that purchase price. Compare that to the cost of structural repairs if problems go undetected. Underpinning a terraced house affected by mining subsidence typically costs between £10,000 and £25,000 depending on the extent of ground movement and the underpinning method required. Repairing cracked masonry and repointing eroded Yorkshire stone elevations runs from £2,000 to £5,000 per elevation. Replacing timber lintels weakened by rot costs £300 to £800 per lintel, and if the roof structure has spread or the purlins are sagging, structural roof repairs start at £8,000. A £490 survey either confirms the property is structurally sound or gives you the evidence to renegotiate the price, request repairs, or walk away before contracts are exchanged.
Without this inspection, you are relying on what you can see during a viewing and what a basic mortgage valuation covers — which is not much. Cracking hidden behind wallpaper or fresh paint, foundation movement occurring below ground, roof spread concealed by ceilings, and mining subsidence in its early stages are all invisible to untrained buyers. In a city where 35% of properties sit on former coal mining land, half the housing stock is over 100 years old, and construction methods were designed for speed rather than longevity, the risk of hidden structural defects is significantly higher than in newer housing areas. Spending £490 before completion is a straightforward way to avoid spending tens of thousands after you have bought the property and discovered the structural problems for yourself.
Structural Surveys in Leeds start from around £490 for a standard 3-bed terraced or semi-detached house. Prices increase for larger properties, those on multiple floors, homes with complex structural issues, or properties requiring access to cellars, roof spaces, and external elevations. Leeds pricing is below the national average of £550, reflecting the city's lower property values compared to London and the South East. The cost covers a detailed on-site structural inspection by a chartered engineer or RICS surveyor and a written report with repair recommendations, cost estimates, and advice on further investigations if required. Properties in known mining areas or those with visible significant cracking may require a more detailed assessment and therefore a higher fee.
Yes. The surveyor will specifically examine the property for indicators of mining-related subsidence, which is a common issue across south and east Leeds. Classic signs include stepped diagonal cracking in external walls, uneven or sloping floors, doors and windows that stick or fail to close properly, and gaps opening between walls and ceilings or between walls and floors. Areas such as Kippax, Garforth, Rothwell, Belle Isle, Middleton, and Hunslet sit directly above former coal workings where subsidence has been recorded as late as the 1980s. If evidence of mining subsidence is identified, the report will recommend a Coal Authority mining search to establish what workings lie beneath the property and, if necessary, a ground stability assessment by a geotechnical engineer. Identifying mining risk before you complete the purchase can save you from facing underpinning costs of £10,000 to £25,000 after moving in.
For a typical Leeds terraced house or semi-detached property, the on-site structural inspection takes 3 to 5 hours. Properties with cellars, basements, complex roof structures, multiple extensions, or those showing extensive cracking or movement will take longer — up to 6 hours in some cases. The surveyor needs time to examine the full extent of any structural issues, trace cracking patterns, assess foundation condition, inspect roof timbers, and check external elevations and below-ground drainage where accessible. After the site visit, the written Structural Survey report is delivered within 5 to 7 working days. The report includes a detailed assessment of the structural problem, its cause, severity, and progression, plus repair options with realistic cost guidance based on Leeds construction methods and local contractor rates.
If the back-to-back property shows any signs of structural movement — such as cracking in walls, uneven floors, or doors that stick — then commissioning this inspection is strongly recommended. Back-to-backs have a unique construction with party walls on two or three sides and only one external wall with windows. This arrangement means structural movement can transfer between adjoining properties, and modifications made by one owner can affect the stability of the next. Around 19,000 back-to-backs survive in Leeds, mostly in inner-city areas like Harehills, Beeston, Holbeck, and Hyde Park. Many were built with shallow foundations and solid walls, making them vulnerable to settlement and moisture-related deterioration. An engineer familiar with back-to-back construction will know where to look for signs of party wall failure, unauthorised alterations, and moisture transfer that could lead to timber decay and structural weakness.
If the property is in a low-lying area near the River Aire — such as Kirkstall, Leeds city centre, or the Aire Valley — and shows any signs of structural distress, commissioning this inspection is advisable. The December 2015 Storm Eva flooding affected over 3,300 properties across Leeds, causing extensive damage to foundations, floor structures, and masonry. Water-logged ground can undermine shallow foundations, and floodwater can saturate timber floor joists and cause them to rot. The surveyor will check for evidence of past flood damage including tide marks on walls, salt deposits and efflorescence on masonry, warped skirting boards, and compromised structural timbers. The £200 million Leeds Flood Alleviation Scheme completed in 2024 now protects the city against a 1-in-200-year flood event, but properties that experienced previous flooding may still carry hidden structural damage that needs identifying before purchase.
Absolutely. Yorkshire stone terraces are among the most common property types in Leeds, especially in Headingley, Chapel Allerton, Hyde Park, and Burley. While these are solidly built properties, gritstone and sandstone walls are porous and absorb moisture, and the lime mortar joints between stones erode over time. Cracking in stone walls can indicate several issues: foundation movement due to shallow foundations or unstable ground, erosion of the mortar allowing the stones to shift, thermal expansion and contraction, or lintel failure above windows. Many stone terraces were built with solid walls (no cavity), and original stone or timber lintels that are now over 100 years old. The inspection examines the cracking pattern, assesses its severity and likely cause, checks the condition of lintels and the roof structure, and determines whether the movement is historic and stable or active and progressive. The report will then provide repair options with realistic cost guidance.
A Building Survey is a comprehensive inspection of the entire property covering all elements: structure, roof, walls, floors, services, drainage, and finishes. It suits buyers who want a full overview of the property's condition. The Structural Survey is more focused and goes deeper into the building's structural integrity. It is commissioned when there are visible signs of structural problems such as cracking, uneven floors, bulging walls, or when the property is in a high-risk area for subsidence or mining. The engineer — often a chartered structural engineer rather than a general surveyor — examines the load-bearing elements in detail, traces the cause of any movement, and provides specific structural repair recommendations. For Leeds properties showing signs of cracking or located on former mining land, this specialist assessment helps you understand the severity of the issue and the cost of putting it right.
Absolutely. If your Structural Survey reveals defects that require repair, the report gives you documented evidence from a qualified structural engineer or surveyor to present to the seller. Common structural findings in Leeds — such as underpinning required for mining subsidence (£10,000–£25,000), repointing eroded Yorkshire stone elevations (£2,000–£5,000 per elevation), replacing rotten timber lintels (£300–£800 each), or repairing roof spread (£8,000+) — represent significant costs that most buyers will not have budgeted for. Sellers are often unaware of the full extent of structural problems until a survey reveals them. You can use the report findings to negotiate a price reduction that reflects the repair costs, request that the seller carries out the repairs before completion, or walk away from the purchase if the structural issues are too severe. The survey pays for itself if it identifies even one significant structural defect and gives you the leverage to renegotiate.
Most surveyors take 1–2 days to quote.
We'll price your survey in seconds.
We'll price your survey in seconds.
Homemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
