Crack Monitoring Surveys

Most cracks in homes are cosmetic and stable, caused by normal seasonal movement, plaster shrinkage or settlement in newer builds. Cracks worth investigating tend to be wider than around 3mm, run diagonally across walls, appear suddenly, or get visibly worse over weeks. Crack monitoring is the only way to know for certain whether a crack is stable or progressing, because the eye is unreliable over short periods. If you’re unsure, photograph the crack with a ruler alongside it and send it to us. We’ll give you an honest view on whether monitoring is worthwhile or not.

Cost depends on the number of monitors installed, the frequency of readings, and whether you choose manual or automated monitoring. Manual monitoring of a typical residential property usually starts in the low hundreds for setup, with each subsequent visit charged separately. Automated systems involve a higher upfront cost for the sensors but can work out cheaper over long monitoring periods because no site visits are needed. Get in touch with the property address and a brief description of the cracks and we’ll give you a fixed quote.

Yes. Our reports are produced to the standard expected by UK insurers, loss adjusters and structural engineers, and we are TSA accredited (full members of The Survey Association). Each report includes baseline and subsequent readings, graphs showing movement over time, photographs, monitor locations on a CAD plan, and a written summary. If your insurer has specific reporting requirements, let us know and we’ll match them.

Most monitoring schemes run for between three and twelve months, long enough to capture seasonal variation (clay soils in particular behave very differently in summer versus winter). Subsidence cases typically need a full year of data to draw firm conclusions. Construction-related monitoring may only run for the duration of the works, sometimes just a few weeks. We’ll recommend a sensible duration based on what the cracks are likely doing.

Consider monitoring if cracks are growing, if you’re in a subsidence claim with your insurer, if works are starting on a neighbouring property (basement, extension or demolition), or if a structural engineer has recommended it. Monitoring is also commonly required as part of Party Wall agreements and during underpinning, tunnelling or large excavation projects.

We install measurement points either side of each crack, usually Demec studs or tell-tale gauges, and take a baseline reading. We then return at agreed intervals to take fresh readings, recording any change in width to the nearest hundredth of a millimetre. For automated systems we install sensors that transmit readings continuously to a dashboard. After every visit you receive an updated report with graphs and a written summary. We’ve also written a guide to how to monitor cracks if you want more detail.

For manual monitoring we use Demec studs read with a digital calliper accurate to 0.01mm, and tell-tale gauges where visual on-site reference is helpful. For automated monitoring we install third-party sensors that record displacement continuously and transmit data over GSM to a web dashboard, with email alerts when movement exceeds a threshold you set. Because we are independent of any hardware vendor, we recommend the kit that fits the project rather than the kit we have to sell.

For low-stakes cosmetic cracks, yes. Stick a tell-tale gauge across the crack, photograph it monthly with the date visible, and you’ll get a rough sense of whether it’s moving. For anything insurance-related, anything subject to a Party Wall award, or anything an engineer is going to rely on, you need third-party monitoring with traceable equipment and dated reports. Insurers and engineers won’t accept self-monitored data. Our guide on how to monitor cracks covers the DIY route in more detail.

Common applications include subsidence investigation, basement construction, underpinning, demolition next door, tunnelling, ground-stabilisation works, and Party Wall act compliance. We’ve worked on residential extensions, commercial fit-outs, listed buildings, and infrastructure projects. The common thread is that someone needs evidence of whether a building is moving and, if so, by how much.

We work UK wide from offices in Leigh-on-Sea (Essex) and Islington (London), and have undertaken projects internationally. For sites within roughly two hours of either office we can usually attend within five working days of instruction. For sites further afield we batch visits efficiently to keep costs down. Get in touch with the postcode and we’ll confirm.