These are only for projects with planning permission (when required), on properties you own, and for construction (not scheme) and allow for reasonable* time in assessing your requirements and deriving a fee, (this being typically* around one to two hours)* – all other quotes are considered commercial and time charged for their production as below.
Where potential clients require schemes to be tested for pricing or any other purpose, then production of such fee offers is chargeable at our discretion at our current hourly rate. Typical commercial quotes types as follows.
HOME PURCHASER – FEASIBILITY / MINOR* LAYOUT CHANGE QUOTES
(*) – Removal of one to two walls etc.
A review / scheme mark up of your proposed modifications from your supplied plans (estate agents or similar) Est £100 depending on extent / complexity – larger project review charges confirmed on receipt. In all cases then followed by a scheme assumptions confirmation inspection visit (if required) – see inspection visit rate charges by area below. Note we are not able to offer this service for loft conversions and / or the addition of further floor levels without full architects plans / elevations or unless we have undertaken a full survey / produced similar drawings – see typical rate charges for surveys/plans below.
PRE-PLANNING REVIEW / QUOTES
To structurally review / price pre-planning drawings etc, would always be time chargeable along with any associated inspection visits required.
Fee offers for the relevant services we offer are dependant on whether you have professionally produced to scale building plans, distance to the site should a site visit be required (see map below), and the number of structural items requiring design. We may identify all structural items we believe will require substantiation for Building Control purposes, however fee offers will be itemised and within reason you can select the unrelated items you require. Please note however that items required later in a hurry once your builder is on site will be at twice the unit rates specified and we cannot guarantee to work to your program.
With regard to survey visits it is important to understand the difference between the content and liability/indemnity that comes with each i.e. (Structural Inspection v’s Structural Survey). Please see paragraph 3 of the Indemnity Section of our Terms and Conditions page.
To determine a rough estimate of any formalised fee we might produce please follow the flow chart on our fee estimator page – link follows;
Prices at this time do not attract VAT and depending on the complexity of your project start from those listed below
STRUCTURAL INSPECTION VISITS – To Progress Design Calculation Matters
If such a visit is required the following rates apply, Rate 1 £90, Rate 2 £120, Rate 3 £150, Rate 4 £180, Rate 5 £220 – this allows for up to 1 hour on site, further time if required is time chargeable at £100/hr pro-rata to the nearest quarter hour. Inspections will initially be non intrusive, which is often adequate for purpose. However, if opening up is found to be required you will be advised at that time, and advised to book a return visit once the required structure is exposed. If production of plans is required, this is additional to the visit charge with surveying and drawing undertaken again at the rate of £100/hr – for typical prices for your property size see Surveys and Plans below, other buildings by specific agreement.
USE CONTROL WITH + or – ON YOUR KEYBOARD TO ENLARGE / REDUCE THE MAP.
CALCULATIONS – Where you have professionally produced to scale plans showing wall construction, or plans produced by us as below.
Single beams including bearing pad stones – picking up internal walls / first floors only etc – 1st beam £200, subsequent beams £100ea
Single beams including bearing pad stones- picking up external walls / floors and roofs etc – £200 (can be 2 beams in external cavity walls)
Masonry pier checks where concentrated beam loads arrive at reduced areas of masonry, i.e. walls between openings etc – £90
To allow you to roughly estimate design costs the following rates for additional items are used
Additional Elements per item , columns, beams, masonry checks, £100ea, specification of manufactures lintels for applied loads £45ea
Frames are sometimes required where bracing* walls are removed £275ea (* these are walls that resist gravity loads as well as sway loads such as wind – for an image click the following link – Example goal post frame
DEFECTS STRUCTURAL SURVEY VISITS / REPORTS
NOTE THESE ARE NOT HOME BUYER REPORTS – ALTHOUGH THEY MAY AT YOUR DISCRETION BE USED IN THE HOME BUYER PROCESS. THIS SO LONG AS BY ACCEPTING OUR OFFER IT IS UNDERSTOOD AND AGREED THAT ALTHOUGH ANY REPORT MAY HAVE THE TECHNICAL CONTENT OF A SURVEY IT WILL ONLY BE INDEMNIFIED AS AN INSPECTION – FOR CLARIFICATION SEE THE T&C’S PAGE INDEMNITY SECTION 3RD PARAGRAPH.
Establishing your brief for pricing – Your brief can generally be determined if you can supply a floor plan with photos along the lines of the following link – see example
If you are unable to relay your brief to us, then please book a one hour visit (prices same as map above) for us to come out & determine your requirements & then quote .
When the brief is established, and where possible we do this pro-bono from your photos, defects reporting falls into two categories as follows.
1. Simple Cracking / Single location /localised defect / ground level – Examples of simple cracking would be single location ground floor /dpc low level cracking that can be readily identified as attributable to a singular identifiable cause (such as a tree or drain), and where the original build remains unchanged, i.e. no extensions, wall removals or any other structural modifications.
Non intrusive structural survey visit, fees are as stated for inspection visits as above, based on your stated brief, we will confirm the visit duration time in our quote. See the Terms and conditions page for levels of indemnity for the survey visit types.
Fees for Simple Cracking Reporting = Initial non intrusive structural survey visit only with verbal advice on site – time charged as stated for inspection visits, post visit supply of typed site notes £100 or if a formal report is required for insurer/lender etc single defect report charge – £300
2. Complex Cracking – Complex cracking being all cracking outside that defined above for simple. For example multiple low level cracks attributable to subsidence other than by the local causes listed above, or high level cracks tracking through the structure caused by dilapidations etc, and/or building work or alterations or any other contributory factors etc, etc.
These instances require more detailed structural survey and reporting, so if additional defects to your stated brief are found at any stage, we will notify you at that time, and the survey visit / report extended only by mutual agreement. Extended survey visits time charged as above, as is reporting.
Fees for Complex Cracking Reporting = Initial non intrusive structural survey visit on site – time charged as stated for inspection visits + post visit supply of report prices start at – £450*
(*) TBC when extent of brief established, Additional reporting or when requested obtaining 3rd Party specialist prices is chargeable at £100pphr, add approximately one further hour for every further defect location after the first requiring inclusion in any reporting
Also when applicable add a search of the building control records for any structural changes that may be attributable i.e. wall removals and extensions.
In both categories (Simple & Complex) Any further work following the initial structural survey, report and singular debrief to any professional receiving our report, for example to progress an insurance claim or house purchase, or assist your builder further to the debrief, would be additional and time chargeable as above.
Fee offer example* – Complex Cracking – 2 Defect Locations, Area Rate 1 Cheltenham, 1.5 Hours on site.
Survey/Visit charge – 1st Hour £90, + 2 Completed Quarter hours £50
Written Report Charge with remediation advice, first defect £450, + write up second defect £100
Total = Visit + Report (with one debrief to your builder / insurer) = £690
(*) – The above fee example is a guide to how we price, complex cases however are considered on a case by case basis.
Links to Example Reports follow-
Ex. Area Rate 1 Complex Cracking reports follow at the hyperlinks below, fee estimates for multiple defect reports are based typically on 1 hour to document / explain each defect, its likely cause(s) with recommendations as to how to proceed.
SUBSIDENCE REPORTS – As Defects Reports.
MEASURED SURVEYS & PLAN DRAWING PRICES BELOW ARE FOR THE PRODUCTION OF PLAN/DRAWINGS OF THE EXISTING ONLY.
DEPENDING ON THE NATURE OF YOUR BRIEF, MEETINGS REQUIRED TO DEVELOP THAT BRIEF , THE PRODUCTION OF PROPOSAL DRAWINGS, OR ANY OTHER WORK WILL BE TIME CHARGEABLE (AS ABOVE / EARLIER SECTIONS) OR BY AGREEMENT.
PROPERTY FLOOR PLANS ONLY FLOOR PLANS & ELEVATIONS
1-2 BED £250 £375
2-3 BED £375 £500
4-5 BED £500 £625
(LARGER OR COMERCIAL PROPERTIES BY AGREEMENT)
PLEASE ADD THE LOCATION VISIT CHARGE AS STATED ABOVE WHEN IN CONNECTION WITH PROPOSED DEVELOPMENT / STRUCTURAL CHANGES