What do surveyors check in a brickwork survey?

When you choose a RICS Level 3 building survey, your chartered surveyor will spend time going over all aspects of the property from the roof and chimneys to the cellar and foundations, looking for evidence of common and not so common problems. Brickwork inspection is a significant part of that process.

The first point of interest for a surveyor will be how the brickwork is constructed. How bricks are laid is known as the brick bond. The most familiar is the running bond, where each brick is laid lengthways in courses. Other common bonds include English and Flemish, which incorporate bricks laid end-on at various courses. Some sections include decorative patterns such as herringbone or use different coloured bricks.

Each style has its strengths, but what matters to the surveyor is whether the bond is appropriate for the structural demands of the brickwork and whether it has been correctly executed.

The construction method also shapes what the surveyor looks for. Properties built before the 1920s typically use solid masonry, where two or more layers of brick are bonded together. Later properties use cavity construction, with two separate leaves and a gap between them. Each type has different failure modes and requires a different inspection approach.

1. Structural integrity - The surveyor will check that the way bricks are laid is sufficient to support the weight of the structure above. Any signs of inadequate construction or inappropriate bond type for a load-bearing wall will be flagged.
2. Dampness - Most bricks are made from porous clay and need to be protected with suitable masonry paint or waterproofing. Where this protection has failed or was never applied, moisture ingress can follow, leading to damp problems internally.
3. Efflorescence - White, powdery deposits on the face of brickwork are caused by soluble salts migrating to the surface as moisture moves through the masonry. While not always a structural concern, efflorescence indicates water is present and warrants investigation into its source.
4. Cracking in brickwork - A cracked brick may indicate weakness in the bond or pattern used. Where cracks affect multiple adjacent bricks, this may point to settlement or subsidence and will be investigated further.
5. Building movement - All properties move to some degree over time as they settle. However, excessive movement from structural weakness, nearby tree roots or other external factors will show in the brickwork and be noted in the report.
6. Spalling damage - Water penetrates porous brick and freezes and expands in cold weather, causing chunks of the brick face to break away. Left unaddressed, spalling weakens the structure over time. For more detail on this specific defect, see our spalling brick guide.
7. Mortar joints - The condition of the mortar between bricks is a key indicator of overall wall health. Poorly applied or deteriorated mortar compromises the integrity of the wall and allows water to penetrate.

Not all brickwork defects carry the same weight. Minor surface cracking, slight discolouration or isolated efflorescence are often cosmetic and straightforward to address. Issues involving multiple cracks in a pattern, significant movement or widespread spalling are more serious and may require further structural investigation. The report will rate each defect by severity, which helps buyers understand what needs urgent attention and what can wait.

Where repointing is needed, this involves removing deteriorated mortar and replacing it with fresh material. Costs vary depending on access and extent, but repointing is generally among the more manageable brickwork repairs.

Where problems are identified, the surveyor will highlight them in the report with photographs and a clear description, rating each issue by severity and giving an indication of likely remedial costs. This gives buyers a clear basis for deciding whether to proceed, renegotiate or walk away.

A RICS Level 2 HomeBuyer Report will cover brickwork condition as part of its overview. A Level 3 survey goes further, providing more detailed analysis and cost assessments. You can compare what each level costs on our survey cost page.

At Surveyor Local, we work exclusively with RICS-accredited chartered surveyors across England and Wales. Our team can arrange a survey quickly and at a competitive price.

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