Cracking above a window. A patch of damp that keeps returning after it’s been treated. A ceiling stain that appears only after certain weather. These are symptoms, and treating symptoms without understanding what’s causing them is how people spend money twice.
A defect investigation sets out to find the cause.
Why symptoms mislead
Buildings move water and load in ways that aren’t obvious from where the damage shows. Damp appearing at the bottom of a wall may have nothing to do with the ground and everything to do with a failed gutter twenty feet above it. Cracking in plaster may be old movement that stopped decades ago, or it may be active and worth acting on.
That’s why we’d rather investigate than assume. Treating the wrong cause leaves you with the same problem and a smaller budget.
What an investigation involves
Every case is different, but the process usually runs like this:
Understanding the history. When did it start, what’s changed in or around the building, what work has been done before, and what happened when it was.
Inspection. A close look at the affected area and, just as importantly, the parts of the building above and around it. Roof coverings, flashings, rainwater goods, ground levels, ventilation and previous repairs all come into it.
Measurement and testing. This might mean moisture readings across an area rather than a single spot, monitoring over time, or opening up where it’s justified.
Analysis. Putting the evidence together into an explanation that fits all of it, not just some of it.
A written report. What we found, what’s causing it, what the consequences are if it’s left, and what we’d recommend doing about it.
Common problems we’re asked to look at
- Recurring damp that has already been treated at least once
- Cracking, and whether movement is historic or ongoing. Our guide on spotting the signs of subsidence covers what to look for
- Timber decay and rot. See damp and timber surveys
- Roof leaks that appear in one place and originate in another
- Condensation and mould, often mistaken for penetrating damp
- Defects appearing after building work, extensions or alterations
Older Cotswold properties bring their own patterns. Solid walls, lime construction and stone all behave differently from modern cavity construction, and modern materials applied to them often cause the problem rather than solving it. Our guide to Cotswold stone properties explains more.
Who asks us to investigate
- Homeowners with a recurring problem they want resolved properly
- Buyers whose survey flagged something that needs looking at in more detail
- Commercial clients, local authorities and housing associations dealing with defects across a property
- Contractors and trades who want an independent view of what’s going on before they price the work
A report you could act on
A diagnosis is only useful if it tells you what to do next. Our reports set out the cause, the options and what we’d recommend, in plain terms, so you could brief a contractor or plan the work with confidence.
If the investigation leads into alterations or repair design, we could take that on too. See our surveying and design page.
How we could help
We investigate defects across the Cotswolds, Gloucestershire and Bath, on everything from period cottages to commercial buildings. If you have a problem that keeps coming back, get in touch and we’ll take a proper look at it. You can also read about our problem solving work.
Frequently asked questions
No. A building survey looks at the whole property. A defect investigation focuses on one problem in depth and sets out what’s causing it. If you’re buying, our guide to the Level 3 building survey explains that option.
Sometimes. Where opening up is needed we’ll explain why first, and keep it to the smallest amount that answers the question.
Often, from the characteristics of the crack and the surrounding evidence. Where it isn’t clear, monitoring over a period gives a definite answer.
