Structural faults in buildings can have catastrophic consequences and in order to learn from these, to establish responsibility and to avoid repeats in the future, the construction processes leading to faults require detailed inspection, investigation and diagnosis.

What is building pathology?

Building pathology is the detailed study of defects within a building. Also known as ‘defect analysis’ it studies the causes and consequences of faults in a systematic way, which involves investigating the behaviour of buildings and their component parts, i.e. the materials they are constructed from. The objective of building pathology is to investigate the symptoms of building defects in order to diagnose their causes, and also to establish how defects can be suitably rectified. This process can also help to inform how building design and construction develops in the future in order to prevent similar failures.

The process of building pathology is usually undertaken by chartered building surveyors, including recommendations for any remedial work that follows the initial detailed study.

How does building pathology work?

A common use for building pathology is in assessing damage and defects to properties in order to establish liability for faults or disrepairs. The typical approach to this process would be to:

• Study the historic background to the building - such as when it was built, how it has been developed and how the local area has changed in terms of civil infrastructure.

• Inspect the property to carry out investigations and take measurements.

• Re-visit the property based on studies and findings to take further readings.

• Complete a detailed report.

Building pathologists use specialist equipment during their surveys to test moisture content, to measure distances, to measure cracks and corrosion, to measure air humidity and vapour and they can also carry out testing to detect the source of water leaks. This helps them to identify issues such as structural failure, mould and damp sources, insulation, asbestos, infestations, wood rot, thermal movement, subsidence and foundations issues. At the end of the process, building pathologists present a detailed report of their findings, which explains all technical language used and includes photographic evidence to explain what they have found.

When would you use a building pathologist?

Although building pathologists are often employed by private individuals, they are also used regularly by housing associations and local authorities, as well as rental tenants. This is usually for the purpose of producing expert witness reports in situations where defects in buildings have led to disputes between a landlord and tenant. A building pathologist can identify the source of issues which could have been avoided, and hence can establish who is liable for a defect or a disrepair.

Therefore, building pathology plays an important role in housing disrepair claims as expert witness reports provide a deep understanding of the condition and performance of buildings by identifying defects and their causes. They can also propose solutions to ensure the safety of tenants going forward.

The difference between building pathologists and a surveyor

A property surveyor is generally used for property purchases, and they will take a broader view of the overall condition of a building. This is to assess the property’s condition in terms of its value and whether any defects or conditional aspects discovered will affect that value. A surveyor will also advise on compliance issues and development opportunities with the property. Surveyors undertake a routine inspection which identifies visible defects and potential issues, and therefore are providing advice on a valuation and whether a person should pursue the process of buying the property at that valuation. Building pathology is a more specialist field which requires more in-depth analysis and a more forensic investigation into building failures. This goes beyond a basic surface level inspection and involves root cause analysis of defects already identified and experienced.

Building pathologists should therefore be instructed when a specific defect has been identified, often for the purpose of expert witness reports for legal claims and insurance purposes. They have more specialist skills and use more specialist equipment than surveyors, which can identify the cause of a defect and therefore who is liable for it. Surveyors are used for more general assessments on a building in order to confirm its value and potential, and which may not necessarily uncover any defects at all if they don’t have surface visibility. It is also not within the scope of a surveyor to identify the root cause of any defect found.

Choose Redfearn Experts as your expert building pathologist

At Redfearn Experts we have experience and expertise in building pathology and can provide comprehensive assessments using qualified personnel and advanced diagnostic skills and equipment. We have knowledge and experience in understanding construction techniques, materials and environments and can deliver accurate and effective evaluations for expert witness reports and to help resolve complex legal disputes. If you require the services of experienced building pathologists, contact our team at Redfearn Experts today.