Buying a home is one of the biggest financial decisions you’ll ever make.
The last thing you want is a surprise problem lurking behind the walls — especially structural issues that could cost thousands to put right.
The good news? With a little knowledge and an observant eye, you can spot many warning signs early in the buying process. Here’s a helpful guide from on what to look out for before you make an offer.
🧱 Why Structural Issues Matter
Structural problems can affect:
- The overall safety of the home
- The strength of the building’s walls, floors, and foundations
- The value of the property
- Your ability to get a mortgage or insurance
Spotting concerns early allows you to:
✔ negotiate a better price
✔ request repairs before completion
✔ avoid properties with serious hidden risks
🔍 Key Warning Signs to Look For
Here are the most common indicators that something might be wrong:
1️⃣ Cracks in Walls (Inside or Outside)
Cracks are common — most homes have some. As the building settles under it’s own weight or the the expansion/shrinkage of the building materials due to temperature/moisture variation it often causes some cracking, although they are rarely serious structural concerns.
However, certain types may indicate movement or foundation problems.
Be cautious of cracks that:
- Are diagonal or stepped, especially near windows or doors
- Are wider than 3mm (you can fit a pound coin edge inside)
- Are widening over time (fresh plaster showing inside crack edges)
- Run through both plaster and brickwork
➡️ These may indicate subsidence or structural movement.
2️⃣ Sloping or Bouncy Floors
Take a moment to walk slowly across each room.
If you feel:
- A noticeable slope
- A springy or uneven surface
- Floors dipping toward walls
… it may indicate timber decay, joist issues, or foundation movement.
3️⃣ Doors and Windows That Stick
Frames that suddenly become misaligned might be a red flag.
Look for:
- Doors that don’t latch properly
- Uneven gaps at the top of frames
- Windows that rub or jam
These can indicate twisting, leaning, or subsiding walls.
4️⃣ Bulging Walls or Leaning Brickwork
Look down the length of the wall (inside and out).
If it bows outward or inward, this could be due to:
- Wall tie failure (common in older cavity walls)
- Structural movement
- Timber rot leading to loss of connection between the floor and the wall. The wall may pull away from the floor over time.
5️⃣ Damp, Rot, or Moisture Damage
Damp can weaken timber and masonry over time.
Check for:
- Soft floorboards or skirting
- Musty smells
- Wall paper peeling away from the wall
- Crumbling plaster
- Water staining & presence of mold
Timber rot in structural beams is a potentially serious issue as it can lead to structural collapse.
6️⃣ Unusual Repairs or Cover-Ups
Fresh paint or patched areas in only certain spots could be hiding:
- Past cracking
- Water damage
- Previous structural repairs
Always ask why repairs were done — and request documentation.
👀 Outside the House: Foundation Clues
Don’t forget to walk around the property exterior.
Look for:
- Gaps between walls and extension joints
- Cracked patios or sunken paths beside the house
- Trees growing close to the foundations (less than 5m away)
- Drains with signs of leakage or ground softening
Large trees near clay soils are a common subsidence factor in the UK. There’s a separate post on this topic which you may refer in this website.
📑 Surveys Matter — But They’re Not All Equal
A standard HomeBuyer Report (Level 2 Survey) may highlight visible risks but does not include detailed structural analysis.
If any concerning signs are found, request a:
👷♂ Level 3 Building Survey or
👷♂ Structural Engineer’s Inspection
You can also ask the seller whether:
- There has ever been subsidence
- Underpinning was done and provide records
- Insurance claims have been made
- Movement is ongoing or historic
🧠 Final Advice From a Structural Engineer
You don’t have to be an expert to spot obvious red flags.
But only a qualified structural engineer can confirm whether a concern is serious or easy to fix.
Before buying:
✔ Look carefully for warning signs
✔ Ask questions and request evidence
✔ Get a structural inspection if something doesn’t feel right
Remember — the right advice at the right time can save you stress, time, and a lot of money in the long run.
HM Structures 
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