Cornell Engineers provides independent structural engineering expert reports and opinions for solicitors, insurers, loss adjusters, builders, bodies corporate and parties involved in building disputes throughout Queensland and, for suitable matters, New South Wales.
Our work includes investigations of structural cracking, foundation movement, building defects, structural failures, insurance damage, construction disputes and the adequacy of proposed structural repairs.
I’m Matt Cornell, a Registered Professional Engineer of Queensland (RPEQ 06598) and director of Cornell Engineers. We’ve been providing structural engineering services since 2003, and much of our work now involves investigating problems with existing buildings.
When engineering evidence is required for a dispute, the important questions are what happened, why it happened, whether the structure is adequate and what should be done next.
Our role is to assess the evidence and explain our findings. It is not to support a particular position simply because someone has engaged us to prepare a report.
Who We Work With
Cornell Engineers undertakes selected expert engineering and forensic investigation work for:
- Solicitors and legal representatives requiring independent structural engineering opinions for building disputes, construction defects, damage claims and proceedings.
- Insurers, loss adjusters and claims managers requiring investigation of structural damage, causation and the extent of necessary repairs.
- Builders and construction companies dealing with alleged defects, disputed structural work, existing-building failures or questions about proposed repairs.
- Bodies corporate and strata managers investigating structural problems involving common property, retaining walls, foundations, concrete deterioration or damage affecting multiple lots.
- Commercial and industrial property owners requiring independent engineering assessment of damage, deterioration, failures or disputed structural conditions.
- Property owners and parties to disputes who require an independent assessment of a defined structural engineering issue.
We consider each enquiry on its merits. Some matters are suitable for a focused engineering inspection. Others require a substantial forensic investigation, document review or formal expert report.
Where proceedings have commenced or are being considered, we generally prefer the engineering questions and reporting requirements to be established with the solicitor or legal representative at the beginning.
When Is a Structural Engineering Expert Report Needed?
An expert structural engineering opinion may be required when the condition, performance or construction of a building is disputed and an independent technical assessment is needed.
For example, a homeowner may believe cracking has been caused by defective footings, while the builder attributes it to ground movement or drainage. An insurer may consider that damage predates a storm, while the property owner believes the storm was responsible.
There may be several reasonable explanations for the damage. The engineering investigation needs to consider those possibilities and assess them against the available evidence.
Common questions we investigate include:
- What caused the cracking, settlement or structural movement?
- Is the damage structurally significant?
- Has a structural element failed or deteriorated?
- Is the observed damage consistent with a reported storm, impact, water leak or other event?
- Does the construction comply with the relevant structural design requirements and applicable standards?
- Does the available evidence indicate defective design, construction, deterioration or changed site conditions?
- Are proposed repairs structurally adequate?
- Does another engineering report adequately explain the evidence and conclusions?
- What further testing or investigation is required before a reliable opinion can be reached?
We don’t assume that the most recent event caused all the observed damage. Equally, we don’t assume that the presence of an older defect means a subsequent event could not have contributed to the damage.
The evidence needs to be considered in the context of how the building was constructed, its condition and its history.
Structural Problems We Investigate
Cracking, Foundation Movement and Slab Heave
Cracking and movement investigations are an important part of our work.
We assess cracking in brickwork, concrete, masonry and wall linings, together with uneven floors, foundation settlement, slab heave and movement affecting existing structures.
Possible causes include reactive soils, changes in ground moisture, leaking services, poor drainage, settlement of fill, deteriorated supports, nearby excavation and construction defects.
Where useful, the investigation may include selected floor level measurements, review of soil reports, inspection of accessible footings or recommendations for further geotechnical or drainage investigations.
A crack pattern or floor level survey alone does not necessarily establish the cause of movement. We consider the available evidence as a whole.
Structural Damage and Insurance Causation
We undertake investigations into building damage associated with storms, wind, flood, fire, impact, escaping water and other reported events.
The investigation may need to distinguish between damage associated with the reported event, pre-existing deterioration, defective construction and unrelated structural movement.
Our engineering opinion addresses the technical evidence and the likely damage mechanism. Decisions about insurance policy coverage are matters for the insurer and other relevant parties.
Defective Construction and Structural Failures
We assess selected construction defects and structural failures involving foundations, concrete, masonry, timber framing, structural steelwork, retaining walls and connections.
Where relevant, we compare the observed construction against available drawings, specifications, applicable Australian Standards, engineering principles and the requirements that applied when the work was undertaken.
Some defects can be assessed visually. Others require opening-up, testing, measurements or review of original engineering calculations.
We distinguish between work that does not comply with a documented requirement, work that is structurally inadequate and work that is simply different from the construction someone expected to see.
Retaining Walls, Drainage and Structural Deterioration
Retaining wall movement, drainage-related damage, concrete deterioration and corrosion of structural steel can involve several interacting mechanisms.
A retaining wall may be affected by inadequate drainage, deterioration of its structural elements, foundation movement or loads from nearby buildings and other structures.
Similarly, corrosion or concrete spalling may be the visible consequence of a problem that has developed over many years.
Understanding the underlying mechanism is important before deciding whether a structure can be repaired, strengthened or needs replacement.
For more information about our broader investigation work, see Forensic Structural Engineering Reports.
What Is the Difference Between a Forensic Engineering Report and an Expert Witness Report?
A forensic structural engineering report investigates a problem with a building or structure. It records the relevant observations, considers possible causes, assesses the evidence and explains the engineering conclusions.
An expert witness report may address similar technical questions, but it is prepared for use in legal or tribunal proceedings and may need to satisfy additional procedural requirements.
That distinction should be established before the investigation begins.
An ordinary inspection report should not automatically be assumed to be suitable for use as expert evidence. The instructions, documents reviewed, investigation methodology and reporting requirements may be different.
If the report may be used in QCAT or court proceedings, tell us when you first enquire. We can then consider whether the engagement is suitable and what scope is required.
Our Approach to Expert Engineering Investigations
Not every matter needs to begin with a full expert report. We often find that a staged investigation is more useful, particularly where substantial documentation is involved or the structural questions are not yet clearly defined.
1. Initial Enquiry and Scope Review
We first need to understand the problem, the parties involved, the engineering questions and the purpose of the proposed report.
We also need to know whether the matter is already before QCAT or a court and whether any procedural deadlines apply.
This initial information helps us decide whether Cornell Engineers is the appropriate consultant and whether we can provide the required service.
2. Preliminary Document Review
Where appropriate, we may recommend a preliminary desktop review before committing to site inspection or formal reporting.
This can involve reviewing existing engineering reports, structural drawings, photographs, construction records, investigation results and relevant correspondence.
The purpose is to understand the engineering issues, identify gaps in the available evidence and determine whether a further investigation is likely to be useful.
A substantive desktop review is professional engineering work and is undertaken under an agreed scope and fee.
Sometimes this preliminary stage identifies a straightforward technical issue. Sometimes it establishes that further testing or a site inspection is necessary. It may also establish that the available evidence does not justify a more extensive investigation.
3. Site Inspection and Investigation
Where direct inspection is necessary, we attend the property to assess the relevant structural elements and observed damage.
Our inspections generally involve accessible and visible areas. Depending on the matter, we may record crack patterns, inspect framing and connections, take selected measurements or examine the surrounding site conditions.
Where hidden construction needs to be examined, opening-up is normally undertaken by a builder or other appropriate contractor.
Further specialist investigations, such as geotechnical testing, plumbing investigations, concrete testing or surveying, may be recommended where they are necessary to answer the engineering questions.
4. Engineering Assessment and Report
We consider the observations and available information, assess possible causes and prepare a report addressing the agreed instructions.
Depending on the matter, the report may include:
- the instructions received and questions to be addressed;
- the relevant background and documents reviewed;
- the building construction and structural system;
- site observations, photographs and measurements;
- the applicable engineering requirements and technical principles;
- assessment of possible damage or failure mechanisms;
- the engineering conclusions and their supporting evidence;
- any significant uncertainties, assumptions or limitations; and
- recommendations for further investigation, repair or remedial design where appropriate.
We aim to make our reports technically sound without making them unnecessarily complicated.
Solicitors, insurers, builders, property owners and tribunal members need to understand the engineering issues. They should not have to be structural engineers themselves to understand what the report is saying.
Independent Reviews of Other Engineering Reports
Cornell Engineers can undertake independent technical reviews of engineering reports prepared by other consultants where there is a clearly defined structural engineering question.
A review may consider whether:
- the conclusions are supported by the observations and available evidence;
- the relevant structural mechanisms have been considered;
- important information or alternative explanations have been overlooked;
- the engineering assessment is technically reasonable;
- the report adequately distinguishes observations from assumptions and opinions; and
- additional information or investigation is required before a reliable conclusion can be reached.
We approach the work as an independent engineering assessment, not simply an exercise in finding faults with another engineer’s report.
Sometimes our review may support the original engineer’s conclusions. In other cases we may identify matters that require clarification or further investigation.
Where a client has already received several reports and is involved in a longstanding dispute, we generally need to understand the complete technical scope before deciding whether another engineering opinion would be useful.
Expert Evidence for QCAT and Court Proceedings
Expert engineering reports used in formal proceedings have requirements beyond those of an ordinary building inspection.
In QCAT proceedings, an expert witness has an overriding duty to assist the tribunal impartially on matters within the expert’s area of expertise. The expert’s responsibility is not simply to the party paying for the report.
Similar principles of independence apply to expert evidence in Queensland courts, together with the relevant procedural rules and directions.
An expert needs to explain the basis of their opinions, identify important limitations and acknowledge where the evidence is insufficient to reach a reliable conclusion.
Depending on the proceedings, expert involvement may extend beyond preparing a report. It may involve:
- reviewing formal instructions and relevant evidence;
- preparing an expert report addressing defined questions;
- responding to additional technical questions;
- participating in expert conferences or conclaves;
- preparing or contributing to a joint expert report;
- conferences with solicitors or counsel;
- preparation for giving evidence; and
- attendance at QCAT or court to give independent expert evidence.
These activities are separately scoped and charged where required. Engagement to prepare an engineering report does not automatically include attendance at hearings or other subsequent expert witness services.
Information about expert evidence at QCAT is available from the Queensland Civil and Administrative Tribunal.
Why Independence Matters
An engineering report is most useful when the conclusions follow from the evidence.
We do not prepare reports on the understanding that a particular cause, defect or failure must be established.
Where the evidence supports a conclusion, we explain why. Where there are competing explanations, we consider them. Where information is missing, we identify what is needed and how it may affect the opinion.
There is also an important distinction between an engineering finding and a legal conclusion.
We can assess whether structural work is technically adequate, whether damage is consistent with a particular mechanism and what repairs may be necessary.
Questions of legal liability, contractual responsibility, insurance coverage and the interpretation of legal obligations are not determined by the structural engineer.
Our job is to provide reliable technical evidence that helps those responsible for making those decisions.
Structural Repair and Rectification Advice
In some matters, understanding the cause of the damage is only part of the work.
Clients may also need to know whether a structure can be repaired, whether replacement is necessary or whether a proposed repair is structurally suitable.
We can provide selected structural rectification advice involving foundations, steelwork, timber framing, concrete, masonry, retaining walls and other existing structural elements.
Where detailed repair design, calculations or drawings are required, that work is generally scoped separately from the causation investigation or expert report.
We prefer to establish what has failed and why before designing the repair. Otherwise, there is a risk of repairing the visible damage without addressing the underlying problem.
How Much Does an Expert Structural Engineering Report Cost?
The fee depends on the nature of the structural problem, the information available, the investigation required and the purpose of the report.
A focused engineering assessment involving a small number of documents is different from a substantial forensic investigation involving several experts, historical records, disputed causation and possible court proceedings.
Factors affecting the fee include:
- the scope and complexity of the engineering questions;
- the volume of documents requiring review;
- site location, travel and accessibility;
- the need for measurements, calculations or further investigations;
- whether a formal expert witness report is required;
- the number of structural issues to be assessed; and
- any conferences, additional correspondence, joint expert reporting or court attendance.
We normally provide a fee proposal after reviewing the initial information and establishing the proposed scope.
Expert witness work, substantial document review, conferences and court attendance may be charged on an hourly basis under an agreed engagement.
We also need sufficient time to undertake the investigation and properly check the report before it is issued. Where formal deadlines apply, please identify them at the outset.
What Should You Send Us?
We don’t need the entire history of a dispute just to decide whether we can assist. A concise summary and the most relevant documents are a better starting point.
Please provide:
- Property address: The location of the building or structure.
- Brief description: What has happened and the structural issue requiring assessment.
- The engineering question: What specifically do you need an independent engineer to determine?
- Photographs: Images of the damage and the surrounding construction.
- Relevant documents: Existing engineering reports, structural drawings, building reports, soil tests or investigation results.
- Parties involved: Details of the relevant parties and their representatives so that we can assess the proposed engagement and any potential conflicts.
- Current status: Whether the matter involves an insurance claim, QBCC process, QCAT application, court proceedings or other formal dispute.
- Deadlines: Any hearing dates, tribunal directions or reporting deadlines.
Where a solicitor is involved, written instructions identifying the relevant engineering issues are particularly helpful.
Once we understand the proposed engagement, we can advise whether the matter fits our expertise and whether a preliminary review, site inspection or formal report is appropriate.
Where Does Cornell Engineers Work?
Cornell Engineers is based in Hendra, Brisbane.
We undertake suitable structural investigations and expert reporting work throughout Brisbane, South East Queensland and regional Queensland.
For appropriate forensic engineering and expert reporting matters, we also consider projects in New South Wales, subject to the nature of the engagement, applicable professional registration requirements, travel and programme.
Request an Independent Structural Engineering Opinion
If you are a solicitor, insurer, loss adjuster, builder, body corporate or property owner dealing with a defined structural engineering issue, Cornell Engineers may be able to assist.
Our focus is on independent engineering investigations, technically sound conclusions and clear reports that explain what the evidence establishes and what should happen next.
We assess proposed expert engagements individually. The first step is to send us the relevant information so we can decide whether the matter is suitable and establish an appropriate scope.
Cornell Engineers – Structural and Forensic Engineers
Brisbane, Queensland
Phone: 07 3102 2835
Email documents: quote1@cornellengineers.com.au