Structural investigations for cracking, movement, water damage, defects, insurance claims and building disputes
When a building cracks, moves, leaks, holds water or fails to perform as expected, the important question is not just what has happened.
The important question is why.
Cornell Engineers provides forensic structural engineering inspections and reports for homeowners, builders, insurers, loss adjusters, solicitors, body corporates and property owners across Brisbane, South East Queensland and, for suitable matters, other parts of Queensland and New South Wales.
Our role is to inspect the building, consider the available evidence, identify the likely cause of the problem, and provide clear written advice about what should happen next.
Our forensic reports are prepared or reviewed by Matt Cornell, RPEQ, a structural engineer with decades of experience in residential, commercial, insurance and building dispute matters.
What is forensic structural engineering?
Forensic structural engineering is the investigation of a building or structure after something has gone wrong, or where there is concern that something may be wrong.
It may involve cracking, movement, water damage, storm damage, fire damage, impact damage, defective building work, retaining wall movement, slab heave, roof damage, or a dispute about whether building work has been carried out correctly.
A forensic structural engineering inspection is different from normal design work.
Design work usually starts with a proposed new structure and asks:
“What should be built?”
Forensic engineering starts with an existing problem and asks:
“What has happened, why has it happened, how serious is it, and what should be done next?”
That requires a different approach. The engineer needs to inspect the evidence, consider the construction, understand how the building is behaving, and explain the findings in a way that can be understood by non-engineers.
A good forensic engineering report should not be vague. It should clearly explain the observations, the likely cause, the significance of the problem, and the recommended next steps.
When do you need a forensic structural engineer?
You may need a forensic structural engineering inspection if you are dealing with any of the following issues.
Cracking or movement in a house
Cracks in brickwork, cracking around windows and doors, gaps below walls, uneven floors, sticking doors, rotation of retaining walls, or movement in slabs and footings can all be signs of structural movement.
The cause may be foundation movement, drainage issues, reactive clay soils, tree effects, poor construction, footing problems, changes to site moisture, or a combination of factors.
We inspect the visible damage, consider the likely behaviour of the structure, and provide advice about the cause, significance and recommended response.
Water under the house or drainage-related damage
Water is one of the most common contributors to building movement and deterioration in South East Queensland.
We regularly inspect houses affected by poor surface drainage, water running under the house, wet subfloor areas, stormwater discharge issues, damp brickwork, fretting masonry, retaining wall drainage problems and sloping block drainage issues.
Where appropriate, we provide practical drainage advice to help owners understand what should be done before more significant structural damage occurs.
Insurance claims
For insurance matters, the key issue is usually causation.
The insurer, loss adjuster, builder or property owner needs to understand what caused the damage and whether the claimed event is likely to be responsible.
We prepare structural engineering reports for insurance-related matters including storm damage, impact damage, flood-related damage, fire damage, vehicle impact, roof damage, retaining wall movement, cracking and water-related building damage.
Building disputes
If you are in dispute with a builder, owner, certifier, insurer or neighbour, a clear independent engineering report can help define the technical issues.
We can inspect the building work, review available documents, comment on visible defects, and provide an engineering opinion about the likely cause and significance of the observed problems.
Where a matter may proceed to QCAT, court, mediation or expert determination, please tell us at the start so the report can be prepared with that use in mind.
Review of another engineer’s report
Sometimes a client already has a report but is not sure whether it answers the right questions.
We can review another engineer’s report and advise whether the reasoning appears clear, whether the conclusions follow from the observations, and whether further inspection or reporting is required.
This does not mean we will automatically disagree with the previous report. Sometimes the earlier report is sound. Sometimes it is incomplete. Sometimes the logic needs to be tested against the site evidence.
Our role is to give you an independent technical view.
Structural concerns before repair work
Sometimes owners know that repair work is needed but are not sure where to start.
A forensic structural inspection can help identify whether the first step should be drainage work, plumbing investigation, builder rectification, structural repair, monitoring, further testing, or a more detailed design.
This is often useful where the problem is complex and several trades have already given different opinions.
When do you need a forensic structural engineer?
You may need a forensic structural engineering inspection if you are dealing with any of the following issues.
Cracking or movement in a house
Cracks in brickwork, cracking around windows and doors, gaps below walls, uneven floors, sticking doors, rotation of retaining walls, or movement in slabs and footings can all be signs of structural movement.
The cause may be foundation movement, drainage issues, reactive clay soils, tree effects, poor construction, footing problems, changes to site moisture, or a combination of factors.
We inspect the visible damage, consider the likely behaviour of the structure, and provide advice about the cause, significance and recommended response.
Water under the house or drainage-related damage
Water is one of the most common contributors to building movement and deterioration in South East Queensland.
We regularly inspect houses affected by poor surface drainage, water running under the house, wet subfloor areas, stormwater discharge issues, damp brickwork, fretting masonry, retaining wall drainage problems and sloping block drainage issues.
Where appropriate, we provide practical drainage advice to help owners understand what should be done before more significant structural damage occurs.
Insurance claims
For insurance matters, the key issue is usually causation.
The insurer, loss adjuster, builder or property owner needs to understand what caused the damage and whether the claimed event is likely to be responsible.
We prepare structural engineering reports for insurance-related matters including storm damage, impact damage, flood-related damage, fire damage, vehicle impact, roof damage, retaining wall movement, cracking and water-related building damage.
Building disputes
If you are in dispute with a builder, owner, certifier, insurer or neighbour, a clear independent engineering report can help define the technical issues.
We can inspect the building work, review available documents, comment on visible defects, and provide an engineering opinion about the likely cause and significance of the observed problems.
Where a matter may proceed to QCAT, court, mediation or expert determination, please tell us at the start so the report can be prepared with that use in mind.
Review of another engineer’s report
Sometimes a client already has a report but is not sure whether it answers the right questions.
We can review another engineer’s report and advise whether the reasoning appears clear, whether the conclusions follow from the observations, and whether further inspection or reporting is required.
This does not mean we will automatically disagree with the previous report. Sometimes the earlier report is sound. Sometimes it is incomplete. Sometimes the logic needs to be tested against the site evidence.
Our role is to give you an independent technical view.
Structural concerns before repair work
Sometimes owners know that repair work is needed but are not sure where to start.
A forensic structural inspection can help identify whether the first step should be drainage work, plumbing investigation, builder rectification, structural repair, monitoring, further testing, or a more detailed design.
This is often useful where the problem is complex and several trades have already given different opinions.
Who uses our forensic engineering reports?
Cornell Engineers prepares forensic structural engineering reports for:
- homeowners dealing with cracking, movement, water entry or structural concerns
- builders responding to defect allegations
- insurers, loss adjusters and claims administrators
- solicitors and legal teams
- body corporates and strata managers
- certifiers and building consultants
- property investors and commercial property owners
- owners preparing for repair work or dispute resolution
The report audience may include builders, project managers, insurers, homeowners, lawyers, certifiers and other engineers.
For that reason, our reports are written in plain English wherever possible. They are technical documents, but they should still be readable.
What we inspect
The inspection depends on the issue, but may include:
- cracking in brickwork, masonry, plasterboard, slabs or structural elements
- visible footing, slab, stump, pier, retaining wall or frame movement
- roof framing, trusses, rafters, tie-downs and storm-damaged elements
- water entry, drainage paths, subfloor moisture and site falls
- retaining walls, boundary structures and fences
- fire, impact, storm or flood-related structural damage
- visible building defects or non-compliant construction
- previous repair work and whether it appears to have addressed the cause
Most inspections are visual and non-invasive unless a different scope is agreed in writing.
We do not normally remove linings, excavate footings, expose reinforcement, carry out plumbing testing, complete geotechnical investigations or perform destructive testing as part of a standard inspection.
If further investigation is required, we will say so.
Our forensic engineering process
1. Initial enquiry
You send us a description of the issue, the property address, photographs and any relevant documents.
Useful documents may include previous engineering reports, building reports, insurance correspondence, builder emails, architectural drawings, structural drawings, soil tests, certificates, invoices, contracts or repair scopes.
2. Scope and fee proposal
We review the information and advise whether the matter is suitable for Cornell Engineers.
If it is, we provide a written fee proposal setting out the inspection and report scope.
3. Site inspection
Matt Cornell or another suitably experienced engineer attends site to inspect the visible damage and relevant building elements.
We take photographs, make notes, consider the site conditions and look for evidence that helps explain the cause of the problem.
Depending on the matter, we may also take measurements, check floor levels, review drainage paths, inspect roof spaces or subfloor areas where safe and accessible, and consider nearby site features such as trees, slopes, retaining walls and stormwater outlets.
4. Review and analysis
After the inspection, we consider the observations and available documents.
The analysis may consider structural behaviour, construction type, site drainage, soil movement, material deterioration, load paths, original design information, building age, previous repairs and the sequence of events.
5. Written report
We prepare a written forensic structural engineering report setting out the brief, inspection scope, observations, assessment, conclusions and recommendations.
The report is signed by an RPEQ structural engineer where required.
6. Follow-up
After the report is issued, we can answer reasonable follow-up questions about our findings.
If the matter changes, if further documents become available, or if a supplementary report is required, we can provide further advice by agreement.
What our reports usually include
A Cornell Engineers forensic report typically includes:
- the property address and client details
- the reason for the inspection
- the documents and information reviewed
- the scope and limitations of the inspection
- a description of the building or affected area
- photographs of relevant observations
- comments on visible damage or defects
- assessment of likely cause
- comments on structural significance where appropriate
- practical recommendations
- advice about whether further investigation, design or trade input is required
The exact report format depends on the matter.
Some reports are short and practical. Others are detailed forensic reports intended for insurance claims, disputes or legal proceedings.
Forensic engineering and expert witness matters
Some forensic reports are prepared simply to help an owner understand a building problem.
Other reports are prepared because a dispute, insurance claim or legal process is already underway.
If your matter is likely to involve QCAT, court, mediation, expert evidence or solicitor instructions, please tell us at the beginning.
Expert reports need to be prepared carefully. The report may need to address specific questions, refer to particular documents, and be written with the correct expert witness obligations in mind.
Cornell Engineers can assist with suitable expert structural engineering matters, including review of documents, site inspection, expert reporting, supplementary reports and attendance at meetings or hearings where required.
Independent report reviews
If you already have a forensic engineering report, building report or insurance report, we can review it and provide a second opinion.
A report review may consider:
- whether the report answers the right questions
- whether the observations support the conclusions
- whether the reasoning is clear
- whether the report has considered relevant site conditions
- whether further investigation is required
- whether an independent site inspection should be carried out
We do not review reports simply to find fault with them.
The purpose of a second opinion is to understand whether the report is reliable and whether it provides a sound basis for decision-making.
You can check whether an engineer is registered in Queensland by searching the BPEQ public register.
What forensic engineering is not
Forensic structural engineering is not the same as a general building inspection.
It is also not automatically the same as:
- a pre-purchase building and pest inspection
- a full structural design
- a plumbing or hydraulic design
- a geotechnical investigation
- a quantity surveying report
- a builder’s quotation
- a certification of completed repair work
- a guarantee that no hidden defects exist
Our role is to inspect the visible evidence within the agreed scope and provide an independent engineering opinion.
Where other specialists are required, such as a plumber, builder, roofer, geotechnical engineer, certifier, surveyor or quantity surveyor, we will say so.
Frequently asked questions
What is a forensic structural engineer?
A forensic structural engineer investigates buildings or structures where there is damage, movement, failure, defects or concern about structural performance.
The engineer’s role is to inspect the evidence, identify the likely cause, assess the significance of the issue and provide advice about what should happen next.
Do I need a forensic engineer or a building inspector?
A building inspector is suitable for many general building condition inspections, especially before purchase.
A forensic structural engineer is more appropriate where there is a specific structural concern, cracking, movement, water-related damage, insurance issue, building defect dispute or need for an expert engineering opinion.
Can you help with an insurance claim?
Yes. We prepare reports for insurance-related structural damage matters, including storm, fire, flood, impact, roof damage, cracking, water damage and movement claims.
The report can comment on the likely cause of the damage and whether the visible evidence is consistent with the claimed event.
Can you help with a builder dispute?
Yes. We can inspect the relevant building work, review available documents and provide an independent engineering opinion about the observed defects or damage.
If the matter is already in a legal process, please tell us before we quote the work.
Can you review another engineer’s report?
Yes. We can review existing reports and advise whether the conclusions appear to be supported by the observations and reasoning.
In some cases, a desktop review is enough. In other cases, an independent site inspection is required.
Do you provide expert witness reports?
We can provide expert structural engineering reports for suitable matters.
If the report is required for legal proceedings, solicitor instructions, QCAT, court or mediation, the scope and fee proposal will need to reflect that.
Do you work outside Brisbane?
Cornell Engineers is based in Brisbane.
For suitable forensic, insurance, reporting, drainage and expert structural engineering matters, we can consider work across South East Queensland and other parts of Queensland and New South Wales.
How much does a forensic engineering report cost?
The fee depends on the location, complexity, documents to be reviewed, inspection time and report requirements.
A straightforward inspection and report will cost less than a complex dispute or expert witness matter involving extensive document review and detailed analysis.
Send us the property address, photographs and a short description of the issue and we can advise whether we are able to assist and provide a fee proposal.
What should I send with my enquiry?
Please send:
- the property address
- photographs of the issue
- a short description of what has happened
- when the problem was first noticed
- whether the issue is getting worse
- any previous reports
- relevant drawings, soil tests, insurance letters, builder correspondence or repair quotes
The more context you provide, the easier it is for us to understand the issue and quote the work properly.
Talk to Cornell Engineers
If your building is cracking, moving, holding water, affected by storm or impact damage, or involved in a building dispute or insurance claim, Cornell Engineers may be able to assist.
Send us the property address, photographs and a short description of the issue.
We will review the information and advise whether a forensic structural engineering inspection and report is the right next step.