Cornell Engineers provides structural inspections and reports for existing houses and residential buildings in Brisbane and across Queensland, and for suitable matters in New South Wales.
Most of our inspections start with a specific concern: cracking, movement, uneven floors, storm damage, drainage problems, defective work, or something uncovered during a renovation. We work out what is happening, whether it matters structurally, and what should be done next.
Does a Cracked Wall Mean Structural Damage?
Cracking is the most common reason homeowners call a structural engineer. A crack doesn’t necessarily mean a house is unsafe. Its location, pattern, width and likely cause all need to be considered. In this video, Matt Cornell explains why a cracked wall doesn’t automatically mean structural damage, and what an engineer looks at.
For more, see cracks and gaps and how to fix cracks in your house.
When to Get a Structural Inspection
A structural engineer’s inspection is worth getting when there is a defined structural question, for example:
- cracks that are new, growing, or reappear after patching;
- sloping or uneven floors, doors that stick, or gaps opening up;
- damage after a storm, fallen tree, impact or flood;
- a leaning or cracked retaining wall;
- rotten, rusted or termite-damaged stumps, framing or posts;
- water getting under or into the house and affecting the structure;
- something unexpected uncovered during a renovation; or
- a building or pest report that recommends “further assessment by a structural engineer”.
Structural Engineer or Building Inspector?
A building and pest inspector is usually the right person for a general pre-purchase inspection of the whole house. A structural engineer is the right person when there is a specific structural concern, such as significant cracking, movement or damage, that needs an engineering opinion on cause and significance.
If you are buying a house and the building inspector has flagged a structural issue, a targeted structural inspection of that issue before settlement can be very worthwhile. Send us the building report with your enquiry.
What We Inspect
- cracking and movement in walls, floors, slabs and footings;
- foundation and floor movement, including slab heave and settlement;
- storm, impact and accidental damage;
- defective or incomplete building work;
- retaining walls;
- overland flow and site drainage problems affecting the building;
- deterioration of timber, steel, concrete and masonry, including corroded steel stumps;
- problems uncovered during renovations; and
- selected structural repairs and alterations to existing houses.
How a Structural Inspection Works
Not every crack or uneven floor means a serious structural problem. The important questions are what caused the movement, whether it is continuing, and what, if anything, needs to be done.
Our inspections generally start with a visual assessment of the accessible parts of the property. We look at how the building is constructed, the visible damage, site conditions and drainage, and any relevant history or documents. Where it helps, we may take floor levels or look in the roof and subfloor spaces if they are safe to access.
We then explain:
- what we observed;
- the likely cause of the problem;
- whether it is structurally significant;
- whether further investigation is needed; and
- what repairs or other action we recommend.
Depending on what you need the advice for, it may be provided verbally, by email or as a formal engineering report.
What’s in a Structural Engineer’s Report?
Our reports are written in plain English. A typical report covers the scope and limitations of the inspection, what was observed (with photographs), our assessment of the likely cause, whether the issue is structurally significant, and recommended next steps.
Reports are prepared for homeowners, builders planning repairs, insurers and loss adjusters, bodies corporate, building consultants and solicitors. Where the cause is disputed or the report is for an insurance claim or legal proceedings, the work is scoped as a forensic investigation or expert report from the start.
Common Causes of Cracking and Movement
Cracking and movement are often influenced by more than one factor. Common causes include:
- reactive clay soils and changes in soil moisture;
- poor surface drainage and uncontrolled roofwater;
- leaking water, sewer or stormwater pipes;
- settlement of fill or soft ground;
- deterioration of stumps or framing;
- nearby excavation or construction; and
- inadequately designed previous alterations.
We assess the evidence rather than assuming the most recent event caused all the visible damage. Where drainage is part of the problem, see our drainage inspection and advice service.
Problems Found During Renovations
Renovations often expose structural conditions that weren’t visible before: unexpected framing, deteriorated members, poor previous alterations, or damage uncovered during demolition. We can inspect what has been found and, where appropriate, provide recommendations or structural details for the specific repair.
Cornell Engineers concentrates on inspections, investigations, reports and selected structural work on existing buildings. We don’t take on routine new house design or small standalone design jobs.
How Much Does a Structural Inspection Cost?
It depends on the location, the size and complexity of the problem, how much access and measurement is needed, and whether you need verbal advice or a formal report. A focused inspection of one issue costs less than a detailed investigation with a full written report. Once we have reviewed your enquiry, we provide a fee proposal before any work starts.
Request an Inspection or Report
Please send us:
- the property address;
- a short description of the problem;
- photographs of the affected areas;
- any relevant drawings, building reports or previous engineering reports; and
- why you need the engineering advice (for example, repairs, a purchase, an insurance claim or a dispute).
We will review the information and let you know whether the matter is a good fit for Cornell Engineers before preparing a fee proposal.