We recently hosted an insightful Q&A session as part of our Structural Surveys CPD event, featuring expert guidance from Structural Engineer Ruben Wood. Ruben kicked off the session by exploring the key aspects of conducting thorough and accurate structural surveys, addressing both technical and practical challenges faced in the field.
Participants praised the session as “very informative with lots of relevant information,” highlighting how it clarified essential methodologies and reporting standards. A case study segment added real-world context, illustrating complex survey challenges and solutions—from initial inspections to final reports. Ruben’s insights on best practices and precise data interpretation offered invaluable takeaways for navigating today’s regulatory landscape.
In this blog, we will recap the top questions and expert answers, providing actionable insights for professionals aiming to enhance their structural surveying expertise. Let us dive in!
Can you clarify how structural site surveys contribute to the Building Safety Case for HRBs (High-Risk Buildings)? When compiling a BSC it is essential for the building manager (PAP) to demonstrate that they understand the building’s structural form, the risks associated with the type of structure and the current structural condition. The structural appraisal, which includes a survey, covers these points. Learn more at Firntec.com. |
What are some common misconceptions about what structural site surveys cover? Common misconceptions include: The structural surveys do not cover aspects relating to fire protection and/or architectural finishes. These are covered by fire specialists or within a general condition report. |
What percentage of the buildings is surveyed in these surveys? Is it fully comprehensive or just certain areas? Initially it is just certain areas, the ones where the structure is exposed and visible. After this stage it is decided if more areas need inspecting. |
What are the BSR looking for in terms of surveyor’s competency? The surveyor has to demonstrate that the surveyor has experience and is competent in inspecting HRB’s and is up to date with the ongoing industry guidance and regulations. Chartered membership to the Engineering Council, ICE or IStructE is recommended. Learn more about Firntec’s expertise. |
Some people are only submitting structural information and hoping for the best – why is this a bad idea? The As-built information is useful as it will describe the structure in detail. However, it does not provide you with the structure’s current condition, it does not make an assessment of the risks associated with the type of construction or how those risks are managed. |
What are the most frequently encountered structural defects, regardless of building material? Common Defects are listed on the slides under “General Defects.” Water ingress and cracking are the most common visible defects. |
How do structural issues differ between concrete-framed and timber-framed buildings? There are lots of differences, too many to discuss here. We recommend the IStructE’s guide “Assessing higher-risk buildings under the Building Safety Act: A compendium of structural typologies” |
Could you elaborate on the unique risks associated with large panel system buildings? There are too many to discuss here. We recommend the IStructE’s guide “Assessing higher-risk buildings under the Building Safety Act: A compendium of structural typologies.” Note that when assessing LPS building ensure your engineer has experience specific to LPS structures and assessments. |
Once I have a structural survey done, should this be reviewed after a certain number of years? Every 3-5 years, depending on current condition and structural typology. |
How do you determine the appropriate stage to conduct each part of the survey process? Typically, we follow the stages set out in the slides, however there is an element of experience involved. We have been working on these surveys since the Building Safety Act came into force and are confident with every type of building typology and condition. |
In what situations would an intrusive investigation be preferred over a non-intrusive one? Intrusive investigations are good spot checks for information that the non-intrusive scans are picking up, in addition sometimes NDT surveys are inconclusive or not possible due to the build-ups. |
How has the introduction of the Building Safety Act changed the process or requirements for structural surveys? Structural surveys were a thing prior to the BSA. Since then, there is a certain format to follow when conducting a survey in relation to the Act, as guidance provided by the IStructE and described in the slides. |
What key elements should be included in a structural risk assessment for an HRB?
|
How should building managers prioritise and implement the recommendations from a structural survey report? This is discussed with the PAP once all the reports and surveys are completed and the BSC Report is being compiled. |
What are some of the biggest challenges when conducting surveys on older buildings or those with limited documentation? When there is no archive information there is an additional step of understanding the buildings form and structural typology. |
One of the Risks for building surveys is the competency of the actual person undertaking the structural assessment. Given that qualifications may not be sufficient evidence what sort of questions would you recommend Clients ask engineers/surveyors to assess their competency? Clients should ask:
|
Roughly what years did typology change from type 5 to type 13? It is difficult to answer accurately but around the 1990’s. |
What was the website you mentioned where you can access contractor’s building info? |
How do you assess structural typology? Through archive information, visual survey, and our experience. |
What qualifications are required for one to be able to carry out these surveys? The surveyor has to demonstrate that the surveyor has experience and is competent in inspecting HRB’s and is up to date with the ongoing industry guidance and regulations. A chartered membership to the Engineering Council, ICE or IStructE is recommended. |
Are the 16 typologies you mentioned just for HRB’s? Are there equivalents for other buildings e.g., commercial, domestic etc.? The ones mentioned are for residential however many will copy over. |
On retrofitted towers (e.g., like Grenfell) done over the past 10-15 years, are there new resources for structural appraisal available? The IStructE guidance covers retrofitted buildings. |
Are the 4800 HRBs built 1959-1967 more likely to have structural issues and what is the differences between these blocks and HRBs dated before and after this year gap? There are too many to discuss here. We recommend the IStructE’s guide “Assessing higher-risk buildings under the Building Safety Act: A compendium of structural typologies.” |
Would cast iron columns usually be protected by being enclosed in a fire resisting material? Yes, they would, typically a concrete cover or possibly boarded. |
Would that repeated survey be visual only, and further investigations only if additional defects are observed? Would you recommend in your specific report if future regular intrusive checks are required? In what circumstances would this be the case? Yes, intrusive investigations are recommended only is considered necessary after the visual and desk study. We always recommend which further investigations are required together with a timeline. |
Where can we get the guidance on defects in the 16 HRB types? From the IStructE Bookshop “Assessing higher-risk buildings under the Building Safety Act: A compendium of structural typologies.” – https://www.istructe.org/shop/ |
©2024 Firntec LTD. England. Company Number 13460282.
