Cornell Engineers provides structural inspections, investigations and independent engineering advice for selected home renovation projects across Brisbane.
We are best suited to existing houses where renovation work has uncovered cracking, movement, deterioration, unusual framing or previous structural work that was not properly documented.
Our role is to understand the existing structure, identify the problem and recommend a practical way forward before new work conceals the evidence.
Request a quote for a renovation inspection or structural assessment.
Structural Engineering for Existing Homes
Renovating an existing house is different from designing a new building.
Older homes may have been altered many times, and the structure you uncover on site may not match the available drawings.
Before recommending structural changes, we may need to inspect how the building is actually supported and how the existing framing, walls, footings and connections are working together.
Before You Renovate
An engineering inspection before major renovation work can identify issues that may affect the proposed design or construction.
We can investigate:
- cracking and building movement;
- sloping or uneven floors;
- deteriorated timber, steel, concrete or masonry;
- previous alterations and additions;
- load-bearing walls and support points;
- existing decks, patios and extensions;
- footing or foundation concerns;
- structural bracing and tie-down issues; and
- drainage or moisture conditions affecting the house.
For more complex projects, understanding these issues early can prevent redesign, delays and unexpected repair work later.
Problems Found During Renovations
Renovation work often exposes conditions that were hidden behind walls, ceilings, floors or finishes.
Builders may uncover:
- unsupported walls or beams;
- inadequate structural connections;
- unexpected framing arrangements;
- termite or moisture damage;
- corroded steelwork;
- poorly constructed previous alterations;
- inadequate footings;
- missing or inadequate bracing;
- roof or floor framing that has been cut or modified; or
- cracking and movement that needs further investigation.
Cornell Engineers can inspect the exposed structure, assess its condition and recommend what should happen next.
Where appropriate, we may also prepare structural details for a specific repair, strengthening measure or alteration.
Cracking and Building Movement
Cracking does not automatically mean that a house is structurally unsafe, but its cause should be understood before it is covered by new finishes.
Movement may be associated with:
- reactive clay soils;
- footing or foundation movement;
- poor site drainage;
- leaking water or stormwater pipes;
- deteriorated stumps, posts or bearers;
- previous alterations;
- inadequately supported framing;
- changes to moisture conditions around the building; or
- normal building movement and ageing.
We assess the pattern of damage, the building construction and the surrounding site conditions before forming an engineering opinion.
Our aim is to explain the likely cause, whether the movement is significant and what investigation, monitoring or repair is appropriate.
Structural Alterations
Removing or modifying walls, columns, beams, floors or roof framing can change the way loads travel through a building.
Where a renovation involves significant structural changes, we consider the existing load path and how the proposed alteration affects the rest of the building.
This may include assessing:
- load-bearing walls;
- existing beams and columns;
- roof and floor framing;
- bracing systems;
- support points and footings;
- connections between existing and new work; and
- whether strengthening is required.
Independent Engineering Reports
We can also provide independent engineering reports where there is disagreement about renovation work, structural damage or the adequacy of repairs.
Reports may be prepared for:
- homeowners;
- builders and building consultants;
- insurers and loss adjusters;
- body corporates; and
- legal representatives.
Depending on the issue, a report may document our observations, likely cause, structural significance and recommended next steps.
Working With Builders and Designers
For suitable projects, we can work with your builder, architect or building designer to help resolve structural issues that arise during renovation work.
Where unexpected conditions are discovered, photographs and drawings may be enough for an initial review, but some issues require a site inspection before we can recommend a reliable solution.
Selected Engineering Work
Cornell Engineers does not undertake every type of home renovation design.
Our focus is on structural inspections, investigations, reports and selected engineering work where our experience can add the most value.
We may not be the best fit for routine wall removals, small decks, patios, pergolas, minor beam calculations or other simple low-value residential design work.
We are much better suited to renovations where there is an existing structural problem, hidden damage, unusual framing, significant alteration or a difficult engineering question to resolve.
Need Engineering Advice for a Renovation?
If your renovation has uncovered cracking, movement, damaged framing, unexpected structural conditions or questionable previous work, send us the property address, photographs and any available plans or reports.
We will review the information and let you know whether the matter is a good fit for Cornell Engineers before preparing a fee proposal.