Most cracks are cosmetic. Some are not. The difference is not the size of the crack, it’s the pattern, the position, and whether it’s moving.

What crack patterns tell an engineer

Diagonal cracking stepping through brickwork mortar, cracks wider at the top than the bottom, cracks that reopen after redecorating, separation around bay windows, or gaps at skirtings and ceilings each point to different causes, thermal movement, lintel failure, wall-tie corrosion, settlement or subsidence. An engineer reads the pattern rather than guessing from the width.

What we do on site

• Inspect and map the cracking inside and out
• Identify the cause, not just describe the symptom
• Tell you whether it’s historic, seasonal or progressive
• Specify monitoring or repair only where it’s actually needed

What it means for insurance

If cracking turns out to be subsidence-related, our report gives you the evidence an insurer expects. If it isn’t, the report saves you from an unnecessary claim that would sit on the property’s record.

Why an independent survey matters

We are an independent firm of structural engineers, not tied to any estate agent, lender or builder. Our only job is to tell you the truth about the building. Established in 1981, we have inspected thousands of homes across Leeds and West Yorkshire, and our reports are accepted by mortgage lenders, solicitors and insurers.

What you get

• A clear written report in plain English, with photographs
• A definite answer: is it serious, is it historic, does it need monitoring or repair
• Repair recommendations and, where needed, outline costs
• Fast turnaround, reports typically delivered within days of inspection

We survey across Leeds, Wakefield, Bradford, Harrogate and all of West Yorkshire, see all areas and services.