Latent Defect Surveys

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What is a Latent Defect Survey?

A latent defect survey is a detailed inspection carried out to identify hidden defects in a building’s design, materials, or workmanship—issues that may not become visible until long after construction is complete. These defects often emerge after the defects liability period has ended, making them harder to address without clear evidence.

Commissioning a latent defect survey before the contractual liability period expires (usually 6 years, or 12 years for contracts under seal) gives building owners or managers the opportunity to detect problems early and seek appropriate remedies. It’s a proactive way to protect against long-term economic loss and ensure the building performs as intended.

Why choose Sircle?

Latent defect surveys demand precision, construction expertise, and a meticulous approach. At Sircle, our Chartered Surveyors carry out detailed internal and external, room-by-room inspections to ensure nothing is overlooked.

With deep knowledge of building design, materials, and workmanship, our team identifies not only hidden defects but also their root causes—providing clear, practical recommendations for remediation. Accuracy matters when you’re working within legal timeframes, and Sircle delivers reliable, impartial reports that help protect your investment and support potential claims.

The Benefits of a Latent Defect Survey

  • Early Detection
    Uncovers hidden issues before they escalate, helping to prevent small defects from developing into costly, large-scale problems.
  • Legal and Assurance Support
    Provides robust, professional documentation to support legal action or insurance claims related to construction defects.
  • Cost Protection
    Supports warranty or contractual claims and reduces the risk of unexpected repair bills by identifying defects within the liability period.
  • Safety and Longevity
    Improves occupant safety and helps extend the building’s lifespan by addressing structural and material issues early.
  • Compliance Assurance
    Verifies that construction meets relevant regulations, standards, and design specifications—protecting against non-compliance.

Sircle at Work

Examples of photos taken during latent defect surveys.

Design Defect of Floor Construction Detail

Due to high water table water was entering building through ground floor level. Picked up during the latent defect survey.

Defects to external cladding system

A Sircle surveyor picked up on defects in external cladding system for a client in the Midlands.

Latent Defect Survey

A Sircle surveyor conducting a latent defect survey at a housing association complex

Example Report

Data includes the breakdown of the indicative inclusive costs for each year to address the condition-related matters set out within the report.

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Your questions answered

Who should consider a Latent Defect Survey?
  • Homeowners and landlords
  • Property developers and investors
  • Facility and estate managers
  • Legal professionals handling property disputes
What types of defects does the survey detect?

Common latent defects include:

  • Structural issues (e.g., foundation cracks, subsidence)
  • Poor workmanship or material failures
  • Roofing and waterproofing defects
  • Electrical and mechanical faults
  • Insulation, ventilation, and damp-proofing failures

  • The data Sircle supplied has enabled us to fully understand the size of our estate and how it is being used. The benefits of this include increased efficiency, supported compliance and huge cost savings for many years.

    Chris Forster Director of Estates and Facilities