At Simtec, we deliver comprehensive non-destructive and destructive property fabric and Structural Assessments to support refurbishment, change of use, and asset management across the UK's built environment.
Our investigations provide clear insight into construction methods, material condition, and structural performance, helping clients reduce risk and make informed design and investment decisions.
What Are Building and Structural Assessments?
A building fabric and structural assessment involves the detailed investigation of a structure to understand how it was built, how it is performing, and how it may behave in the future.
These assessments are particularly valuable where records are incomplete, outdated, or unavailable, which is common in older, altered, or repurposed buildings.
Simtec specialises in investigations to support:
- Building refurbishment and change of use
- Structural alterations and extensions
- Asset condition assessments
- Risk reduction prior to tender or construction
Our services cover commercial and residential buildings, private and public sector property, multi-storey car parks, and specialist infrastructure, including historic and listed structures.
Supporting Engineers, Surveyors and Developers
Working closely with structural engineers, consultants, contractors, surveyors, designers, and property developers, Simtec identifies critical construction details and material properties that influence design and cost decisions.
Through targeted opening-up works, intrusive inspections, non-destructive testing (NDT), materials and testing, our building and structural surveys help reduce uncertainty and minimise financial risk before major refurbishment or redevelopment projects proceed.
Our Building and Structural Assessment Services
Simtec provides a wide range of building investigation and structural assessment services, combining visual inspection, non-destructive testing, intrusive investigation, and material sampling.
Our services include assessment of concrete, steel, masonry, paint and hybrid structures using modern techniques and advanced survey technology.
Our services include:
- Structural fabric surveys
- Foundation investigations
- Endoscopic cavity wall inspections
- Non-destructive concrete condition assessments (including half-cell potential, cover depth, carbonation depth, and rebound hammer testing)
- Concrete coring and sampling
- Masonry, steel, cast iron, paint, and timber sampling
- Visual defect, cracking, and delamination surveys
- In-situ and laboratory metallographic investigations
- Pull-out testing
- Reinforced Autoclaved Aerated Concrete (RAAC) surveys
- Ground and basement concrete slab load bearing capacity testing
- Chemical attack and fire damage assessments
- 2D and 3D reinforcement scanning (Ferroscan and GPR)
- Ultrasonic thickness testing
- Moisture content and humidity surveys
- Cladding investigation
Simtec's teams are experienced in carrying out building and structural assessments in occupied buildings, where surveys must be carefully planned and executed to minimise disruption and protect occupants and the surrounding area.
We also operate safely at height and confined space environments, within vacant, derelict, or degraded buildings where structural stability, environmental conditions, and access constraints require a high level of technical competence and safety management.
Quality, Safety and Reliability
Our engineers and technicians are trained to deliver accurate, reliable assessments while maintaining strict safety and environmental controls.
Each investigation is designed to meet project-specific requirements, ensuring that results can be used confidently for design development, compliance, and construction planning.
Why Choose Simtec for Building and Structural Assessments?
Simtec offers a collaborative, detail-driven approach to building and structural assessment services, tailored to the complexity of each structure and project objective.
Our services help clients to:
- Understand existing construction and materials
- Identify defects and deterioration
- Reduce design and construction risk
- Plan refurbishment and structural alteration works
- Support compliance and long-term asset management
FAQs about Building and Structural Assessments
What is included in a non-destructive and destructive fabric building and structural assessment?
It can be done using non-destructive testing (NDT) and destructive testing (DT)
1. Non-Destructive Assessment (NDT)
Purpose: Evaluate the condition without damaging the building. This is usually the first stage.A. Visual & Survey Inspections: General visual inspection of: Walls, floors, roofs, beams, columns, Cracks, deflection, corrosion, staining, spalling:
Fabric condition: Brickwork, stone, concrete, timber, steel, Mortar condition and joint failure, Signs of movement or settlement, Moisture ingress, damp, Mould, or leaks
B. Structural Assessment (Non-Invasive) Measurement of: Crack width and patterns, Basement and Ground Floor levelness and deflection, Load path review (how loads travel through the structure), Assessment against original design intent (if drawings are available)
C. Non-Destructive Testing Methods Depending on materials: Rebound hammer testing (concrete surface hardness), Ultrasonic pulse velocity (UPV) (concrete quality and voids), Ferro scan, GPR, Cover meter surveys (rebar location and cover depth) Infrared thermography (voids, moisture, delamination), Moisture meters (walls, timber, slabs), Endoscopy/borescopes (internal cavities without opening up), Magnetic or electromagnetic scanning (steel detection)
D. Fabric & Material Performance: Corrosion risk assessment for steel and reinforcement, Surface deterioration mapping
E. Documentation & Reporting: Condition grading, Risk-based recommendations, Maintenance and monitoring advice, Decision on whether destructive testing is required
2. Destructive Assessment (DT): Purpose: Obtain definitive material properties and confirm hidden conditions. Used when NDT is inconclusive or when safety is critical.
A. Material Sampling: Concrete core sampling, Compressive strength testing, Density and carbonation depth, Steel samples, Tensile strength, Chemical composition, Species identification, Strength grading, Masonry samples, Brick/stone strength, Mortar analysis
B. Structural Open-Ups: Localised removal of finishes to inspect: Reinforcement condition, Connection details (bolts, welds, ties, Hidden structural elements, Verification of construction type and detailing
C. Laboratory Testing: Compression, tension, shear tests
Chemical testing: Chloride content (corrosion risk, Sulphate attack, microscopic analysis (for advanced deterioration
D. Load or Proof Testing: (Less Common, Controlled), Controlled loading of elements to assess performance, used for under crofts, bridges, floors, or when reuse is planned
E. Making Good: Repairing all test locations, ensuring no long-term weakening remains
Typical Outputs of Both Assessments: Confirmed material strengths and condition Structural capacity assessment, Safety and compliance evaluation, Repair, strengthening, or replacement recommendations, Lifecycle and durability advice, Suitability for change of use or additional loads
When is a structural assessment required for refurbishment or change of use projects?
A fabric materials survey and structural assessment is required for refurbishment or change-of-use projects when the existing building's fabric or structure could be affected, relied upon, or altered.
Can building and structural assessments be carried out in occupied buildings?
Yes — fabric/materials building surveys and structural assessments can be carried out in occupied buildings, and this is very common. However, the scope, methods, and level of intrusion are carefully managed to keep occupants safe and minimise disruption.
What types of defects or issues can a structural assessment identify?
A building fabric survey, combined with a materials investigation and structural assessment, is a comprehensive way to assess a building's physical condition, the quality and performance of its materials, and the stability of its structure. These types of inspections are commonly used in pre-purchase due diligence, planned renovations, refurbishment projects, and periodic maintenance planning. They can uncover a wide range of defects and issues — from superficial problems to serious structural concerns.
How are the findings from a building and structural assessment used by engineers and designers?
Engineers and designers use the findings from a building materials fabric survey and a structural property assessment to understand what a building is made of, how it is performing, and what can safely be done to it. Together, these studies inform design decisions, risk management, and compliance
1. Building Materials Fabric Survey
A fabric survey examines the physical condition, composition, and deterioration of building materials (e.g., concrete, masonry, timber, steel, finishes).
How the findings are used:
Identify defects and deterioration, Cracking, corrosion, rot, moisture ingress, spalling, chemical attack, etc. Determine material types and construction methods. Important for older or undocumented buildings. Assessing durability and remaining service life helps predict future maintenance or failure risks. Inform repair and conservation strategies, Choice of compatible repair materials and techniques. Support cost planning and prioritisation, which helps designers and owners focus on critical issues first. Meet regulatory and heritage requirements, especially important for listed or historic buildings.
2. Structural Property Assessment
A structural property assessment evaluates the load-bearing capacity and mechanical properties of structural elements.
How the findings are used:
Confirm structural safety and verify that the building can safely carry existing and proposed loads. Determine material properties, Strength, stiffness, density, and degradation (often via testing or modelling), identify structural vulnerabilities, weak members, overstressed elements, or noncompliant details. Support the design of strengthening or alterations needed for extensions, change of use, or added loads. Demonstrate code compliance, essential for approvals and certifications.
3. How Engineers and Designers Use Them Together
When combined, these assessments allow professionals to: Develop accurate structural models using real material properties and current-condition data. Design safe repairs, retrofits, or adaptations, ensuring interventions are neither over- nor under-designed. Minimise unnecessary demolition to prove existing elements are fit for purpose. Manage risk and identify safety-critical defects early. Support sustainable design, retaining and reusing materials where feasible. Inform lifecycle and maintenance planning, aligning design decisions with long-term performance.
4. Typical Applications
Building refurbishment or adaptive reuse, structural strengthening or seismic upgrades, change of use (e.g., residential to commercial), post-damage assessment (fire, flood, impact heritage conservation projects, and due diligence for property acquisition.