How Much Does a Structural Engineer Cost in London?
Real fees, not vague ranges. Here is what EMA Structures charges for advice visits, inspections, structural surveys, subsidence assessments, monitoring, calculations and design packages in 2026, and what moves the price up or down.
In short: at EMA Structures a site advice visit costs £265 + VAT for one limited question, with verbal advice on site and a short written email summary (larger or more complex scopes quoted separately), a structural inspection of a single defect with a full report costs £495 + VAT, a full structural survey of the whole property £495 to £1,500 + VAT depending on its size, a subsidence assessment £495 to £895 + VAT depending on the property and the type of movement, and crack and level monitoring £1,200 to £2,000 + VAT for the set-up and three seasonal visits. Calculations and drawings for a straightforward internal wall removal start at £495 + VAT, a loft conversion structural package is typically £1,300 to £1,800 + VAT, and a rear extension package £1,400 to £3,500 + VAT depending on size and complexity. Fees are correct as of September 2026 and every job is confirmed with a written quotation before any work starts. Send us your drawings or photos and we will confirm the fee for your project.
Engineering fees at a glance
These are our standard fees for the most common jobs London homeowners ask us about. All figures exclude VAT and apply within our normal coverage area.
| Service | What is included | Fee (+ VAT) |
|---|---|---|
| Site advice visit | An engineer visits, assesses the question on site, for example whether a wall is load-bearing or whether something is a structural concern, gives verbal advice and follows up with a short written email summary; one limited question, larger or more complex scopes quoted separately | £265 |
| Structural inspection with report | Inspection of a single defect, for example a crack, a bulging wall or a sagging floor, with a full written report on the cause, its severity, the remedy and estimated costs for any further investigation or repairs | £495 |
| Full structural survey | Engineer-led survey of the whole property, all structural elements, with a full written report; the same range applies to a report on a previously underpinned house | £495 to £1,500, by size of property |
| Subsidence and movement assessment | Inspection, a record of every crack, a level survey along the brick courses, diagnosis of the likely cause and a full written report with the recommended next step | £495 to £895, by size of property and type of movement |
| Crack and level monitoring | Installing crack studs and level markers, then three seasonal visits with readings to 0.1 mm and a report on the pattern; further visits charged per visit | £1,200 to £2,000; extra visits £350 each |
| Wall removal, one internal wall | Site visit, structural calculations and drawings for Building Control, where no goalpost frame or new column foundations are required | £495 |
| Wall removal, two internal walls | As above, for two walls | £650 |
| Loft conversion structural package | Structural design, calculations and drawings for the conversion, fee depends on complexity | £1,300 to £1,800 |
| Rear extension structural package | Structural design, calculations and drawings, fee depends on size and complexity | £1,400 to £3,500 |
| New build | Priced on the size of the building and estimated construction cost; can be quoted for the Building Control stage only, with construction-stage support charged separately on an hourly-rate basis | Quoted per project |
Fees correct as of September 2026 and reviewed periodically. Every project is confirmed with a written quotation before work begins; where a job is more complicated than the standard cases above, we ask to see your drawings and floor plans, if available, before confirming the fee.
What each service actually gets you
Site advice visit (£265 + VAT)
The right starting point when you have a specific question rather than a full project: is this wall load-bearing, is this crack anything to worry about, can this chimney breast come out. An engineer visits, looks at the actual structure, and follows up with an email summarising the advice so you have it in writing. The fixed fee covers one limited question; where there are several questions or a larger scope, we quote it separately and confirm it before the visit. If the job then grows into calculations or a full report, you already have an engineer who knows the property. Before booking, you can always send us photographs for a free first view of whether a visit is warranted.
Structural inspection with report (£495 + VAT)
Where a specific defect needs a formal written report rather than an emailed opinion, for an insurer, a lender, a buyer or a builder who has to price the remedy: a crack, a bulging wall, a sagging floor, a failed lintel. An engineer carries out a structural inspection focused on that defect and how it relates to the building, and writes a full report on what we found, what is likely causing it, how serious it is, the remedy, and estimated costs for any investigation or repairs that follow, so you can plan the next step with real numbers rather than guesswork.
Full structural survey (£495 to £1,500 + VAT)
This is what most people mean when they search for a full structural survey cost: an engineer-led structural survey of the whole property, every structural element, with a written report, rather than a surveyor's general condition report. The fee depends on the size of the property, from a flat or a small terraced house at the lower end to a large detached house at the upper end, and is confirmed in writing before the visit. It is the one to book before buying, before selling, or when a surveyor has raised a general concern about the structure. The same range applies to a report on a house that was underpinned in the past and has no Certificate of Structural Adequacy. If you are unsure which type of survey you need, our guide to structural survey vs building survey explains the difference.
Subsidence and movement assessment (£495 to £895 + VAT)
Where the concern is movement, cracking that is growing, sticking doors, sloping floors, suspected subsidence or heave, the right product is a subsidence assessment rather than a single-defect inspection, because the question is not one crack but what the whole building is doing. It covers the inspection, a record of every significant crack, a level survey along the brick courses to find where the building has dropped, a diagnosis of the likely cause and a full written report setting out the next step. The fee depends on the size of the property and the type of movement suspected. Our guide to subsidence repair costs covers what the later stages cost.
Crack and level monitoring (£1,200 to £2,000 + VAT)
Where the assessment cannot say from one visit whether movement is still happening, we install stainless steel studs across the cracks and level markers around the building and take readings to a tenth of a millimetre at three seasonal visits, then report on the pattern: seasonal, progressive or static. The set-up and three visits are one fee, depending on the size of the property; further visits, for example to prove that tree works have taken effect, are £350 + VAT each. On an accepted insurance claim the insurer normally funds this stage. Our guide to crack and level monitoring explains what the readings show.
Wall removals (from £495 + VAT)
The most common structural job in London homes. For an internal wall where the new beam can bear on the existing structure, with no goalpost frame and no new column foundations, the package is fixed: site visit, calculations for Building Control, and drawings your builder can price and build from. One wall is £495, two walls £650. If your removal needs a frame, new pad foundations, or interacts with other alterations, send us the drawings and we will quote it properly, see our guide to load-bearing wall removal for what is involved.
Loft conversions (£1,300 to £1,800 + VAT)
The structural package for a loft conversion: new floor structure, roof alterations, dormer support where applicable, and the calculations Building Control need. A simple rooflight conversion sits at the lower end; a dormer with steels, or awkward existing structure, moves it towards the upper end.
Rear extensions (£1,400 to £3,500 + VAT)
Structural design for a rear extension: foundations, any steel frames or beams, knock-through support into the existing house, and the full calculation package. A modest single-storey extension with straightforward ground conditions sits at the lower end; larger, two-storey or structurally awkward schemes move up the range. The fee is confirmed from your architect's drawings.
New builds (quoted per project)
New-build structural engineering is priced on the size of the building and its estimated construction cost, because that is what drives the engineering effort. We can quote for the Building Control stage only, with construction-stage involvement, site inspections and contractor queries, charged separately on an hourly-rate basis, so you only pay for the support your project actually needs.
What about construction costs?
Because EMA Structures both designs and carries out works, we can also give indicative construction figures, something a design-only practice cannot do. For basement construction and underpinning rates, see our separate guide to basement and underpinning costs in London, and for build costs per square metre on extensions, our guide to house extension costs in London includes a cost calculator.
What moves the fee up or down
- Complexity of the structure. A beam bearing on existing walls is simple; goalpost frames, transfer structures and new foundations are not.
- Quality of the information. Good architect's drawings mean less measurement and assumption work. Send plans, sections and elevations if you have them.
- The existing building. Older London properties with unknown foundations or previous alterations can need trial pits or opening-up works before design can be finalised.
- Site inspections. Packages include the visits stated; additional construction-stage visits are agreed separately, typically on an hourly-rate basis.
- Scope creep. If the scheme changes significantly mid-design, the fee is revisited, and we agree it with you before doing the extra work, never after.
Why the cheapest calculations often cost more
A calculations-only price found online can look attractive until Building Control raises queries nobody answers, the beam does not suit what the builder finds on site, or the "simple" removal turns out to need a frame. Our packages include a site visit for exactly that reason: the engineer designs what is actually there, not what a form assumed. And because we also build and repair structures, our drawings are drawn to be built from, not just approved.
Getting an exact price
If your project matches one of the standard cases above, the fee is the fee. For anything else, send us your drawings, floor plans or photos and a short description, and we will come back with a written quotation, the scope it covers, and a realistic timescale. No obligation, and no surprises later.
All fees on this page exclude VAT, apply within our normal London coverage area, are correct as of September 2026 and are reviewed periodically. Every engagement is confirmed with a written quotation setting out the scope, fee and terms before work begins. Construction figures are indicative and subject to site-specific assessment.
Cost questions
How much does a structural engineer cost in London?
At EMA Structures a site advice visit for one limited question, with verbal advice on site and a short written email summary, costs £265 plus VAT; larger or more complex scopes are quoted separately. A structural inspection of a single defect with a full written report costs £495 plus VAT. A full structural survey of the whole property costs £495 to £1,500 plus VAT depending on its size, and a subsidence assessment £495 to £895 plus VAT depending on the property and the type of movement. Structural calculations and drawings for a straightforward internal wall removal start at £495 plus VAT, loft conversion structural packages typically cost £1,300 to £1,800 plus VAT, and rear extension packages £1,400 to £3,500 plus VAT depending on size and complexity. Fees are correct as of September 2026 and are always confirmed in a written quotation.
How much does a full structural survey cost in London?
An engineer-led structural survey of the whole property with a written report costs £495 to £1,500 plus VAT at EMA Structures depending on the size of the property, from a flat or small terrace at the lower end to a large house at the upper end, correct as of September 2026. Quotes across London commonly range from around £500 to £1,500 depending on the firm and the size of the property. The report covers the defects found, their likely cause, severity, and recommendations, including estimated costs for any further investigation or repairs. The same range applies to a report on a house that was underpinned in the past and has no certificate.
How much does a subsidence survey cost?
At EMA Structures a subsidence assessment, which covers the inspection, a record of every crack, a level survey along the brick courses, a diagnosis of the likely cause and a full written report, costs £495 to £895 plus VAT depending on the size of the property and the type of movement. Where monitoring is needed, installing the crack studs and level markers and taking three seasonal readings costs £1,200 to £2,000 plus VAT, with further visits at £350 plus VAT each. Trial pits and drain surveys are quoted separately. On an accepted insurance claim the insurer normally funds the investigation and monitoring. Correct as of September 2026.
How much do structural calculations for a wall removal cost?
For an internal load-bearing wall where no goalpost frame or new column foundations are needed, EMA Structures charges £495 plus VAT for a single wall, or £650 plus VAT for two walls. That includes a site visit, the structural calculations and the drawings Building Control need. Where the removal is more complex, for example needing a frame or new foundations, the fee is quoted after reviewing your drawings and floor plans.
How much does a structural engineer cost for an extension?
At EMA Structures the structural design package for a rear extension is £1,400 to £3,500 plus VAT, confirmed from your architect's drawings. A modest single-storey extension on straightforward ground sits at the lower end, while larger, two-storey or structurally awkward schemes move up the range. The package covers the foundations, any steel frames or beams, the knock-through support into the existing house, and the full calculations Building Control need. This is the engineer's fee only and is separate from the cost of building the extension itself, which our guide to house extension costs in London covers.
Do structural engineers charge by the hour?
Most residential work at EMA Structures is priced as a fixed fee rather than an hourly rate, so the cost is known before the work starts: £265 plus VAT for a site advice visit (larger or more complex scopes quoted separately), £495 plus VAT for a single-defect inspection with a written report, a quoted fixed fee within a published range for a full structural survey or a subsidence assessment, and £495 plus VAT for a single wall removal package. Hourly or daily rates are normally reserved for open-ended work such as ongoing site attendance or expert advice, where the scope cannot be defined in advance. If you are quoted an hourly rate for a well-defined job such as a beam calculation, it is worth asking what the expected total will be.
Why do structural engineer fees vary so much?
The fee follows the engineering effort. A single beam over an internal opening is a few calculations and a drawing; a rear extension can involve foundations, steel frames, connections and coordination with your architect; a new build is priced on its size and estimated construction cost. Complexity, the quality of the existing drawings, ground conditions and whether site inspections are needed all move the fee, which is why anything beyond the standard cases is quoted after reviewing your drawings.
Want an exact figure for your project?
Send us your drawings, floor plans or photos and we will confirm the fee in writing, with the scope and timescale, no obligation.