I agree with Clubman that there is a contradiction in terms here, but it may not rest solely with the professionalism or otherwise of the engineer.
Engineers are competent in two main disciplines in the building industry
- Structural and Civil - which includes Roads and Carriageway design
- Mechanical and Electrical (aircon, heating, plumbing, water supply, electrical)
Some practices also develop competences in or affiliations with specialists to advise on
- Environmental Impacts
- Water Quality
- Hydrogeology (water movement through the soil)
- Sustainable energy use, monitoring and control.
They are entirely competent within their own fields.
They may not be competent in the specialist field of House Design and Inspections as noted below -
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The "ordinary" structural engineer is competent to comment on Structure, Part A of the building regulations.
If you ask for a certificate to include in your Schedule A Assurance, they will invariably stick to Part A and will exclude Part B insofar as it goes, even though Structural Elements must attain specified fire ratings.
Long story short, the detail inspection of houses is not their forté.
On my inspections, I may recommend that an engineer do a follow up inspection when I see major settlement cracks or signs of poor drainage or flooding on site or potential flooding locally.
This is what a "Structural Survey" amounts to - a review of major building elements.
It can be useful in the review of very old buildings where time and weather have done their worst over the years.
However many engineers are not well-versed in the use of lime mortar, stonework, or the microclimates that affect structural timbers in a house and are likely to recommend replacement with bits of steel or dry packed concrete - interventions that could reduce the value of a listed building.
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A Structural Survey is not a House Survey, which is a document that should encompass everything in second hand houses, including areas where the houses are no compliant with the Building Regulations.
Such houses are usually better built and/or in better condition that some period houses (but like cars, depend for this on the TLC they received during their lifetime) and so less likely to suffer major settlement or drainage faults.
Ventilation, drainage, lack of insulation, lack of access for disabled are all issues which could be commented on.
On newer properties full compliance with all TWELVE building regulations should be sought
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Neither House Surveys nor Structural Surveys are Snag Lists, which are usually performed on new or relatively new houses on first or short second occupancy.
Here details finishes are called up, full compliance with all TWELVE building regulations is assumed, - but should be checked for - and documents like Opinions of Compliance, Schedule A Assurances , Commissioning Certificates and Guarantees should all be sought and checked on behalf of the purchaser.
Specifically, Schedule A Assurances should not be limited to just the Engineer in relation to structure and estate drainage, but should include certificates from duly appointed officers of
- the main contractor
- the plumber
- the electrician
- the MVHR installer
as a minimum, asserting that the parts of the house they built are carried out in accordance with the requirements of the building regulations.
These should be followed up with guarantees for specialist windows, doors, insulation, fire detection and alarm systems, fire doors, fire sealing, etc.
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You should DEMAND these assurances if this is a new property.
As for what your engineer did - I'm not sure he carried out a proper inspection.
You shouldhave used someone who could perform a snag list and carry our a visual inspection to check compliance.
Visual inspections are not the lame ducks some people are making them out to be and suspicions raised during them can be followed through.
This doesn't mean entire sections of wall or floor need to be removed - for example, the lack of a radon gas vent extract pipe speaks volumes to a competent building professional.
Competent building professionals for this kind of survey would include experienced architects and building surveyors.
ONQ
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All advice on AAM is remote from the situation and cannot be relied upon as a defence or support - in and of itself - should legal action be taken.
Competent legal and building professionals should be asked to advise in Real Life with rights to inspect and issue reports on the matters at hand.
