How to spot structural movement early.
Building pathology explained.
Buildings tell stories, sometimes through subtle signs, other times through visible cracks or shifts. Understanding those signs early can make all the difference between a straightforward repair and a costly structural issue.
At Project, our building surveyors specialise in identifying these early warnings through the science and practice of building pathology, which is the study of how and why buildings deteriorate or move over time.
What do we mean by building pathology?
Building pathology is the analysis of defects and the factors that cause them. It looks beyond what is visible to understand the interaction between a building’s materials, structure, and environment.
When we talk about structural movement, we are referring to the shifting or deformation of a building’s structure, often seen as cracks, misaligned openings, or uneven floors. Some movement is expected as materials settle and seasons change, but distinguishing between natural and problematic movement is key.
Common causes of structural movement
1. Ground conditions
Changes in soil moisture, drainage issues, or nearby tree roots can all affect the ground beneath a building’s foundations. Clay soils in particular are prone to expansion and shrinkage, which can lead to subsidence or heave.
2. Construction or load changes
Altering a building’s load, such as replacing a lightweight roof with heavier materials or removing internal walls, can cause stresses that lead to movement if not properly accounted for.
3. Material behaviour and environmental factors
Building materials naturally expand, contract, and shift with changes in temperature and humidity. Over time, these small adjustments can contribute to visible cracks or misalignments.
Early Warning Signs to be aware of:
Detecting movement early helps prevent escalation. Be aware of:
• Cracks, especially diagonal or stepped cracks near windows and doors
• Bulging or bowing walls, which can indicate lateral movement or loss of restraint
• Sticking doors or windows, sometimes caused by shifts in the frame alignment
• Uneven floors or gaps, particularly in older properties
• Progression over time, such as widening cracks or new ones appearing
When investigating structural movement, our surveyors follow a systematic process:
• Visual inspection – assessing the pattern, size, and location of any visible defects
• Measurement and monitoring – recording crack widths and movement over time to establish stability
• Diagnosis – determining the root cause through analysis of materials, environment, and structure
• Advice and reporting – presenting findings clearly, with practical recommendations for repair or monitoring
• Follow-up and prevention – advising on maintenance, drainage, and vegetation management to reduce future risks