Concrete Assessment & Consultation for Landlords & Letting Agents in Bristol

A typical inspection looks at each concrete element that matters and records cracking, spalling, exposed or corroding reinforcement, rust staining, surface wear, settlement and water penetration, with photographs and locations. Tools such as a cover meter, tapping for hollow-sounding areas and simple carbonation tests can show whether reinforcement is at risk. Where drawings exist, give them to the inspector. The report should separate cosmetic defects from those affecting safety, and say which items need an engineer's assessment before repairs are designed.

Reinforced autoclaved aerated concrete, known as RAAC, has received attention because some panels installed between the 1950s and 1990s have failed with little warning. It was mainly used in flat roofs, floors and walls of public and commercial buildings and is less common in housing, but some residential blocks do contain it. If your building dates from that period and has roof or floor panels of unknown construction, ask for an inspection by someone able to identify RAAC and, if it is found, involve a structural engineer promptly.

Balconies, walkways and access decks in blocks of flats need particular care. Water getting into the concrete makes the reinforcement corrode and expand, which cracks and spalls the concrete and can loosen balustrade fixings. Falling concrete from height is a serious risk, so loose material found during inspection should be removed or netted straight away and the area protected until repairs are complete. In higher-risk residential buildings, findings may also need to go to the building's accountable person under the Building Safety Act 2022.

Access for inspection needs planning with residents. Give renters notice of when inspectors will be on balconies or in car parks, arrange for vehicles to be moved if decks are being tested, and explain any noise from tapping or breaking out loose concrete, and any temporary barriers that residents will see. Where leaseholders share the cost through a service charge, the inspection report helps justify the works and any consultation the value of the contract requires.

Repairs should follow the report rather than a contractor's standard package. Patch repairs to reinforced concrete need corroded steel exposed, treated and properly covered, not skimmed over, and protective coatings or waterproofing may be recommended to slow further deterioration. Where a repair is urgent, the report should say so clearly and suggest interim measures. Keep inspection reports, repair specifications and completion records on the property's maintenance file, and set a re-inspection date based on the condition found rather than a fixed habit.

When comparing quotes from the inspectors and repair contractors you are introduced to, check which elements and blocks the inspection covers, what testing is included in the fee, whether the report ranks defects by risk, whether RAAC identification is within scope, and whether repairs will be quoted separately after the report so the two can be judged independently.