What does a house survey typically check for?

A standard survey assesses the current conditions of a property. The surveyor will typically make a visual inspection of the accessible parts of the property, identifying any:

• Cracks in walls (both internal and external)

• Damp patches or water damage

• Issues with the roof structure or chimney stacks

• Signs of structural stress

• Condition of insulation, plumbing, drainage etc.

In Ireland, a survey should also highlight if a certificate of compliance for alterations is needed. This ensures that you’re protected from future legal issues.

Although a standard survey is very useful, it doesn’t typically include an investigation into what’s happening below ground. If a surveyor does notice something of concern, such as unusual cracks, they may recommend getting specialist advice from a structural engineering expert.

Understanding ground conditions

Ireland’s interchangeable weather patterns and complex landscapes can have a huge impact on how stable a property is over time. Prolonged spells of heavy rain and hotter, drier summers are becoming more frequent, and this can make the ground more susceptible to movement due to the variable soils across the country.

Ireland’s soil varies from region to region. Much of the land is dominated by clay-rich soils or peat which swell during heavy rainfall and shrink during dry, warm spells. This shrink-swell cycle can cause soil to shift or settle unevenly, putting stress on property foundations. 

Additionally, some properties may be built on made ground, where the natural soil has been replaced or covered, typically by artificial deposits or waste materials including construction debris, gravel, different soils and industrial ash. This can bring additional ground issues such as high risk of settlement or low load bearing capacity.

What are the common signs of ground movement?

When looking for a new home, many homeowners may not consider ground movement as a priority because the effects are often invisible until damage appears in the property itself. Common signs to look out for:

• Cracks in walls, ceilings or floors

• Sticking door or windows

• Gaps between window or door frames or skirting boards

• Sloping or uneven floors

Although noticing these signs is unsettling, not all cracks are a cause for concern. You may notice some very fine, or hairline cracks in walls, which are typically cosmetic and are a sign of the building naturally settling over time. Larger, wider cracks, however, are often an indication of ground movement or subsidence.

What are the structural and financial implications of subsidence?

Subsidence happens when the ground beneath a property sinks or shifts, causing parts of the building to move. The consequences can be significant, resulting in expensive repair works, which can affect the cost of future property insurance.

Subsidence is generally covered by standard home insurance but with strict policy terms and often with a higher excess, typically around €1,000 or more. If subsidence is identified, or the property is deemed a high risk, mortgage lenders and insurers may want further investigations. That’s why having a clearer understanding of ground conditions can be valuable.

How a specialist ground survey can help

A ground investigation by a structural engineer helps determine whether movement is historic or ongoing. This information can give buyers clarity and help avoid unnecessary worry or unexpected repair costs in the future.

If structural works are needed, the structural engineer will recommend the best correction methods should be carried out to restore the strength in the ground or preserve the property.

Early assessment is key

Whilst you may be eager to settle into your home, it’s important to understand what the ground conditions are like beneath your property to avoid any expensive surprises. An early assessment of your property can identify any potential problems before they become bigger structural issues.

If you have any concerns about cracks, potential signs of foundation movement or any recommendations from a survey, a professional ground assessment can give your greater peace of mind.

Mainmark offers an in-person or telephone inspection survey to assess whether there are any structural issues beneath the property you’re planning to purchase, and recommend any remedial works. Seeking professional advice before completing a purchase not only helps protect your asset in the long-term but also gives you reassurance.