The aim of the regulations is simple. They are designed to make sure residents who may struggle to evacuate during a fire have a clear plan and appropriate support in place.

Which Buildings Are Affected

The regulations apply to larger residential buildings that contain two or more homes and meet one of the following criteria:

• 18 metres or taller
• Seven storeys or more
• Over 11 metres high with a simultaneous evacuation strategy

These are typically blocks of flats or other multi-storey residential buildings.

Identifying Residents Who May Need Assistance

Under the new rules, the person responsible for managing the building must make reasonable efforts to identify residents whose ability to evacuate during a fire may be compromised.

This could include people with physical or cognitive impairments that make it difficult to leave the building without assistance.

Individual Fire Risk Assessments

Where a resident is identified as potentially needing help, the building’s responsible person must offer a person-centred fire risk assessment.

This assessment considers:

• The risks to that individual during a fire
• Any challenges they may face when evacuating the building
• Measures that could reduce those risks

If the resident agrees, practical steps can then be put in place to support their evacuation.

Emergency Evacuation Statements

Where an evacuation approach is agreed, it must be recorded in writing as an Emergency Evacuation Statement.

This document sets out how the resident would evacuate the building in the event of a fire and ensures both the resident and building management understand the agreed plan.

These assessments and evacuation arrangements must be reviewed at least once every 12 months, or sooner if circumstances change.

Information for Fire and Rescue Services

With the resident’s consent, basic information about residents who may need assistance must also be shared with the local fire and rescue authority.

This includes details such as:

• The resident’s flat and floor number
• The level of assistance they may require
• Whether an evacuation statement is in place

This information can be stored electronically or placed in a secure information box within the building, allowing firefighters to access it quickly if needed.

A Building-Wide Evacuation Plan

In addition to individual arrangements, the responsible person must prepare a building emergency evacuation plan.

This plan sets out the overall evacuation strategy for the building and any relevant instructions for residents. Like the individual assessments, it must be reviewed regularly and kept up to date.

Why This Matters

These regulations are intended to ensure that evacuation planning takes into account the needs of all residents, particularly those who may require assistance during an emergency.

For building owners and managers, it means taking a more structured approach to evacuation planning and ensuring that both individual and building-wide arrangements are clearly documented and regularly reviewed.

The post New Fire Safety Regulations for Residential Buildings: Plain Language Explainer appeared first on TCL Chartered Surveyors.

However, the orientation, width, and location of cracks can also provide important clues about how a building is behaving structurally. For us as chartered surveyors, these visible signs form part of a wider assessment of structural movement, foundation stability, and environmental pressures acting on the building.

Understanding the patterns of cracking help us determine whether a building is stable, or if further investigation may be required.

See also: Defect Diagnosis

Vertical Cracks

Vertical cracks are often associated with natural building settlement or thermal movement. As a building ages, small movements in the structure or foundations can create straight cracks in plaster or masonry.

In many cases these are minor and cosmetic, as hairline vertical cracks are frequently linked to plaster drying or seasonal movement within the building fabric.

However, wider vertical cracks may indicate a greater level of stress within the structure. When vertical cracks exceed around 5 mm in width, they can suggest more significant movement or possible foundation shifting.

We consider the location of the crack and whether it relates to structural elements, such as window or door openings, which are naturally weaker points within walls.

Horizontal Cracks

Horizontal cracks are generally treated with greater caution. They may indicate lateral pressure acting on a wall, which can arise from external forces rather than simple settlement.

Common causes include:

Soil pressure acting against foundations or retaining walls

Hydrostatic pressure from groundwater

Structural stress causing a wall to bow or move

In some cases, the discovery of horizontal cracking can suggest that part of a wall is under strain or beginning to fail structurally. If you find a horizontal crack in the wall of your building, we strongly advise booking surveyors to examine whether the wall shows any additional movement or distortion.

Diagonal and Stair-Step Cracks

Diagonal cracks, particularly those that follow the mortar joints in brickwork, are often the clearest visual indicator of subsidence or differential settlement.

These cracks frequently appear in a stepped pattern within brickwork and are commonly seen radiating from the corners of windows and doors, which are structural weak points within a wall.

This pattern of cracking often occurs when one part of a building’s foundation moves more than another. As the structure adjusts, stress is transferred through the masonry, creating the characteristic stepped cracking pattern.

Because these cracks are closely linked to foundation movement, we also advise you nook a charter surveyor immediately, as they are one of the key signs we would investigate when assessing possible subsidence.

Hairline Cracks

Hairline cracks, typically less than 1 mm wide, are usually non-structural.

They are commonly caused by:

Drying shrinkage in plaster

Minor seasonal movement within a building

Small changes in temperature or humidity

These cracks generally affect surface finishes rather than the structure itself. If this is the sort of crack in your wall that you discover, please rest assured that in many cases they can simply be filled and redecorated.

How a Chartered Surveyor Assesses Cracks

While the type of crack provides useful clues, a surveyor will rarely rely on a single sign alone. The wider pattern of damage and the behaviour of the building are just as important.

Surveyors typically assess several key factors.

Crack Width

Crack width is often categorised using guidance such as BRE Digest 251, which helps surveyors judge the severity of damage.

Category 0–2 (less than 5 mm)
Usually cosmetic and unlikely to affect structural stability.

Category 3–4 (5 mm to 25 mm)
Can lead to serviceability problems such as sticking doors, damp penetration, or the need for masonry repairs.

Category 5 (greater than 25 mm)
Indicates severe structural damage and may require significant structural works such as underpinning.

Tapering

The shape of a crack can also provide evidence of movement.

If a crack is wider at the top than the bottom, this may indicate that part of the foundation has dropped, causing rotational movement within the structure.

Mirroring

Surveyors also check whether cracks appear on both the internal and external faces of a wall.

When cracking mirrors through the thickness of the wall, it suggests that the movement affects the structure itself rather than just internal plaster finishes.

Secondary Signs of Movement

Cracks are rarely assessed in isolation. Surveyors will also look for related symptoms of movement, including:

Doors or windows sticking in their frames

Sloping or uneven floors

Gaps between skirting boards and walls

Distortion around openings

These additional signs help determine whether the building is experiencing active structural movement or whether the cracking relates to historic movement that has already stabilised.

When to Seek Professional Advice

While small cracks are common in many buildings, certain patterns should be assessed by a professional.

It is advisable to consult a surveyor if you notice:

Cracks wider than 3 mm to 5 mm

Diagonal or stepped cracks, particularly near windows or doors

Cracks that appear suddenly or begin growing quickly

Daylight visible through a crack

Multiple cracks appearing at the same time

A chartered surveyor can assess whether the building is stable and advise on whether further investigation or remedial work may be required.

Discovering cracks can be alarming, but they are often simply part of how buildings age and adapt to their environment. The role of us as your surveyor is to interpret those signs within the context of the building as a whole, distinguishing between cosmetic issues and those that may point to deeper structural movement. If you’re concerned about a crack in your wall, please call our experienced team today.

The post You Found A Crack In Your Wall – Now What? appeared first on TCL Chartered Surveyors.

RICS recently shared their views with government on proposed changes to reform home buying and selling process. Broadly they, like the majority of our sector, support reform. The current system places too much risk on buyers and sellers, and not enough emphasis on clear, early information.

For homeowners, the biggest problem is timing. Key details about a property’s condition often arrive only after offers are agreed and money has already been spent. That is when serious issues surface. Structural defects, outdated services, compliance concerns or costly repairs can quickly derail a sale or force rushed decisions.

The answer is not more paperwork for the sake of it. It is better information, provided earlier, and by the right people. A professionally prepared property condition report gives buyers a clearer picture from the outset. It allows sellers to address issues upfront or price accordingly, rather than renegotiating under pressure weeks down the line.

Searches and legal checks are part of this too. Starting them earlier can reduce delays, particularly where third-party data causes hold-ups. But searches alone do not tell you how a building is actually performing. That insight only comes from a physical inspection by a qualified surveyor who understands how homes age, move, and respond to repair and alteration over time.

It’s important, though, to be cautious about any approach that relies on data-only assessments or agent-led checklists. Buildings are complex. Two houses that look identical on paper can behave very differently in reality. Professional judgement matters, especially when defects are subtle, developing, or linked to previous works.

A whole-property condition report, carried out early, helps everyone make better decisions. Buyers can proceed with confidence or walk away before costs escalate. Sellers reduce the risk of fall-throughs. And where further specialist advice is genuinely needed, it can be commissioned calmly and proportionately.

To reform home buying, any changes must also be practical. Surveyors need time to prepare, recruit, and train so standards are maintained. Smaller practices should not be squeezed out, as they play a vital role in local markets and homeowner choice.

At its core, this is about restoring trust to the process. Homes are the biggest purchase most people ever make. They deserve clear, independent advice at the right time, not unpleasant surprises when it is hardest to deal with them.

At TCL, that principle already underpins how we work. Good decisions start with good information, delivered early, and explained clearly.

The post A Surveyor’s Perspective on Government Plans to Reform Home Buying appeared first on TCL Chartered Surveyors.

Broadly speaking, there are two main types of damp: penetrating damp and rising damp. Some surveyors also include condensation in the conversation, though technically this isn’t damp in the same way, as it’s caused internally rather than coming from outside the building.

Penetrating damp happens when water enters a building through a defect in its structure. Think of a leaking gutter or a faulty flashing – rainwater gets past the external surface and into walls or ceilings. During a building survey, our team investigates these issues fully, checking for the source and the extent of any damage.

Rising damp is a little trickier. It’s moisture that moves up a wall, usually from the ground, often working alongside penetrating damp. Commonly seen where external walls are in contact with soil, or in basements with high water tables, rising damp carries moisture through plasterwork. It can leave telltale “tide marks” or staining on internal walls. Typically, this moisture travels up to around 1 metre from the ground level.

Rising damp always involves some penetration from the outside, but tests – including salt analysis – can help differentiate groundwater rising through the walls from rainwater intrusion. This is part of the detailed defect diagnosis we carry out during building surveys.

Understanding the type of damp is just the first step. Correct diagnosis is essential before deciding on any repairs or treatment. Our surveyors are here to help with both building surveys and targeted defect investigations, ensuring you know what’s happening with your property and what action may be needed.

The post Understanding Damp: What Homeowners Need to Know appeared first on TCL Chartered Surveyors.

A current, professionally prepared reinstatement cost assessment helps property owners avoid two common problems: being underinsured or paying more than necessary for cover. It gives insurers confidence that the policy is based on realistic figures, not assumptions. In London, where construction costs vary widely by location, access and building type, relying on outdated figures can leave owners exposed.

What a reinstatement cost assessment actually covers

Market value and rebuild cost are often confused, but they are very different. Market value reflects demand and location. Reinstatement cost is about the practical reality of putting a building back if the worst happens.

Many owners update their market valuation regularly but continue to insure based on rebuild figures set years ago. That is where risk creeps in.

If a building is underinsured, insurers can reduce a claim payout in line with the shortfall. This can leave owners funding part of the rebuild themselves, delay reinstatement works, or lead to disputes at exactly the wrong time.

Even small inaccuracies can have a big impact, particularly for taller buildings, older properties, or those with complex services and finishes.

Why overinsuring is not a solution

Overinsuring a building does not mean a higher payout in the event of a claim. It simply means higher premiums year after year.

Some policies include index linking, but not all. Others rely on broad square metre rates that fail to reflect the real challenges of a specific building, such as restricted access, heritage detailing or non-standard construction.

Getting the figure right protects both sides. It avoids unnecessary cost for the owner and uncertainty for the insurer.

Insurance pressures in the London market

Fire, flood and structural claims have increased in recent years, and insurers are responding by tightening requirements. Many now request up-to-date reinstatement cost assessments before renewing cover. Others are increasing excesses or limiting payouts where figures are not properly supported.

London buildings often present additional complexity, including older construction methods, conservation or listed status, and higher labour and material costs. Keeping reinstatement values current is one of the simplest ways to avoid gaps in cover.

When to review your reinstatement cost

As a general guide, reinstatement cost assessments should be reviewed every three years. They should also be updated after significant refurbishment or extension works, when construction costs shift materially, or if requested by an insurer or broker.

At TCL Chartered Surveyors, we carry out detailed reinstatement cost assessments across residential and commercial property. Our advice reflects the realities of the building, its location, and how it would actually be rebuilt, giving owners figures they can rely on when it matters most.

The post The Value of Property Reinstatement Cost Assessments appeared first on TCL Chartered Surveyors.

Understanding traditional construction

Buildings constructed before the mid-20th century were built with solid walls, lime-based mortars and breathable materials. They were designed to manage moisture naturally rather than trap it. Modern inspection assumptions can misinterpret how these structures perform, leading to unnecessary or harmful interventions.

An experienced surveyor knows how these buildings were intended to work. They can distinguish between normal, age-related movement or wear and actual defects that need attention.

Considering alterations and history

Most older buildings have been altered over time. Extensions, reconfigured layouts, and past repairs all affect current performance. A standard inspection might spot cracks or damp but fail to identify the underlying cause.

Surveyors familiar with older properties look beyond symptoms, considering the building’s history, materials, and previous works before advising on repairs or maintenance. This ensures recommendations are proportionate and appropriate.

Surveys tailored to the building

Older properties benefit from detailed, context-aware surveys. Buyers and owners need to understand which issues are typical, which require intervention, and which are risks that can be managed over time. Experienced surveyors provide this clarity, helping owners make informed decisions rather than reactive fixes.

Planning maintenance effectively

A proactive approach to maintenance is particularly valuable for older buildings. Early intervention for minor issues prevents costly repairs later. Combining building surveys, defect diagnosis, and planned preventative maintenance ensures the building is preserved while managing long-term costs.

How our experienced surveyors can help

TCL Chartered Surveyors have extensive experience surveying older residential and commercial buildings across the UK. We provide clear, practical advice grounded in how these properties actually perform.

Whether you are buying, managing, or planning works on an older property, an experienced surveyor can make all the difference in protecting its value and avoiding costly mistakes. Our team is ready to provide tailored surveys and guidance to help you look after your building properly.

The post Why older buildings need an experienced surveyor appeared first on TCL Chartered Surveyors.

Acquisition Surveys Identify Hidden Issues

Even properties that look sound can conceal problems that could be costly to fix. A thorough survey highlights structural faults, service issues, and compliance concerns before you commit. For example, discovering a leaking roof, chronic mould, outdated electrics, or non-compliant fire safety systems could save tens of thousands in urgent repairs. Without that insight, buyers risk taking on major unplanned costs immediately after purchase.

Long-term value

Investing in a detailed survey upfront often pays for itself. By knowing what maintenance or repairs might be needed, you can budget accurately, avoid overpaying, and plan for the long-term. It also helps you negotiate a fair price if issues are uncovered, protecting the value of your investment.

Confidence and clarity

A pre-acquisition survey doesn’t just flag problems. It provides clear advice and recommendations, giving you confidence in your decision. Whether you’re buying a family home, an office, or a commercial investment, it ensures you understand both immediate and future obligations.

Planning for the future

The insights gained feed directly into ongoing property management. They can inform maintenance schedules, dilapidations planning, or refurbishment projects, helping you safeguard the building’s condition and value over time.

A pre-acquisition survey is more than a check; it’s a way to protect your investment, manage risk, and plan ahead with confidence. Speak to one of our experience surveyors about your needs today.

The post Pre-acquisition surveys: making sure you know what you’re buying appeared first on TCL Chartered Surveyors.

Why it matters

Leases typically set out repairing obligations, but the reality is often more complex. Over the course of a tenancy, wear and tear, age, and use can all affect a property.

Without regular checks or proper management, minor issues can escalate into significant problems, which can be costly to fix and trigger disputes at lease end. Repairing obligations as a landlord in the UK are changing as the new Renters Reform Act comes into force on 1st May 2026.

The cost of uncertainty

It can be easy to miss crucial details in a contract over tens of pages. Not knowing your responsibilities can be expensive. A tenant unaware of required repairs might leave defects unaddressed, leaving the landlord to claim damages at lease end.

Conversely, a landlord unsure of or making assumptions about a tenant’s obligations may overstate claims, creating unnecessary tension or legal paperwork. A surveyor’s guidance will quantify what is genuinely required, helping both parties plan and budget effectively.

Planning and preventative management

Integrating repairing obligations into a structured inspection and maintenance programme (like a Planned Preventative Maintenance schedule) provides long-term value, especially for those with multiple sites to oversee. Regular inspections, combined with expert defect diagnosis, allow you to identify and address issues early, avoiding major repairs, preserving the building’s condition, and ensuring lease obligations are met.

How We Can Help

At TCL Chartered Surveyors, we advise both landlords and tenants on their repairing responsibilities. Our services, from Schedules of Condition to defect diagnosis and PPM, give clients clarity on their obligations, realistic cost projections, and strategies to manage risks. This ensures repairs are handled proactively, disputes are minimised, and the property retains its value.

Investing in expert advice on repairing obligations may seem like a small cost upfront, but it can prevent substantial financial and legal headaches in the future. Get in touch with our expert team today.

The post Understanding Your Repairing Obligations as a Landlord or Tenant appeared first on TCL Chartered Surveyors.

What is an EWS1 Assessment?

An EWS1 form provides a professional assessment of a building’s external wall system, primarily for fire safety. Lenders, insurers, and leaseholders rely on it to understand risk. A correctly completed assessment by an experienced surveyor ensures the findings are accurate, defensible, and actionable.

Why Experience Matters

External wall systems can be complicated, and not all surveyors have the expertise to assess them thoroughly. Our team has decades of experience across high-rise residential, commercial, and mixed-use properties. We identify risks early, guide remediation where needed, and ensure assessments are reliable for all stakeholders.

Key Benefits of an EWS1 Assessment

• Compliance and confidence: Meet lender and insurer requirements with a robust, professional opinion.
• Risk management: Highlight potential issues before they become costly problems.
• Maintenance planning: Feed findings into planned preventative maintenance programmes.
• Legal defensibility: Reduce the risk of disputes or challenges from tenants, leaseholders, or insurers.
• Practical Advice for Landlords and Solicitors
• Engage a surveyor with proven experience in fire safety and external wall systems.
• Use the assessment to prioritise works, manage budgets, and inform leaseholder communications.
• Keep detailed records—these can be critical for future valuations, lending, or legal purposes.

The royal Institute of Chartered Surveyors (which we are a member of) also shared this helpful and thorough list of FAQs on cladding and EWS, in the wake of the Grenfell tower tragedy.

Call us today to discuss your assessment needs on 020 3176 0029

The post External Wall Systems and EWS1: What You Need to Know appeared first on TCL Chartered Surveyors.