Common Structural Issues in High-Rise Buildings (and How They Impact Safety)
High-rise residential buildings especially those over 18 metres or seven storeys, defined as Higher-Risk Buildings (HRBs) under the Building Safety Act 2022 rely on robust structural systems to remain safe throughout their life cycle.
But as buildings age or undergo alterations, structural problems can emerge that threaten stability, robustness and resident safety.
Identifying and addressing these issues early is critical for compliance with the Building Safety Regulator (BSR) and for maintaining a valid Building Assessment Certificate (BAC).
-
Concrete Spalling and Cracking
- What it is: Concrete surfaces can crack or flake (spall) when reinforcement inside begins to corrode or when water penetrates and freezes.
- Why it matters: Spalling exposes more steel to moisture, accelerating corrosion. Over time, this weakens beams, columns and slabs, potentially reducing load-bearing capacity.
- Impact on safety: Local failures can spread, affecting the integrity of floors or balconies.
-
Corrosion of Reinforcement or Steel Frames
- What it is: Steel reinforcement in concrete or exposed steel frames can rust, expand and lose strength when moisture and air reach them.
- Why it matters: Corrosion reduces cross-sectional area and bond strength between steel and concrete.
- Impact on safety: Loss of strength can lead to excessive deflection, cracking, or in severe cases, partial collapse.
-
Foundation Settlement and Movement
- What it is: The building’s foundations may settle unevenly due to soil conditions, water ingress, or added loads.
- Why it matters: Uneven settlement can crack walls, distort frames and misalign floors.
- Impact on safety: Structural stability is compromised; in severe cases, movement can disrupt fire barriers or cause facade detachment.
-
Weak Joints in Prefabricated Panels
- What it is: Some older high-rises use precast concrete panels or modular systems joined on site. These joints can degrade or prove weaker than expected.
- Why it matters: Movement, corrosion or poor workmanship at these connections may cause panels to detach or lose stability.
- Impact on safety: Increased risk of falling elements or local collapse.
-
Overloading and Unauthorised Alterations
- What it is: Change of use, rooftop plant additions or unauthorised wall removals can impose loads the original structure wasn’t designed to handle.
- Why it matters: Overloading accelerates wear, creates unexpected deflections and can weaken critical members.
- Impact on safety: May lead to progressive failure or instability during extreme events.
Why Early Detection Is Critical
- Regulatory compliance: The BSR expects owners to demonstrate active management of structural risks.
- Cost control: Minor deterioration caught early is far cheaper to repair than large-scale strengthening later.
- Resident reassurance: Transparent action on visible issues (e.g., cracking balconies) builds confidence and reduces complaints.
- Safety Case success: A well-documented approach to identifying and mitigating these issues supports Building Assessment Certificate approval.
How Structures Made Easy Can Help
At Structures Made Easy, we specialise in BSR-ready Structural Safety Reports and risk assessments for HRBs. Our service includes:
- Comprehensive inspections to identify structural defects early.
- Competence and Chartered Engineer sign-off trusted by regulators and insurers.
- Practical recommendations for repairs, strengthening and monitoring.
- Fast turnaround and portfolio pricing for multi-building owners.
- Digital-ready reporting for seamless inclusion in the Golden Thread.
We help owners and Principal Accountable Persons keep their buildings safe, compliant and well-documented under the Building Safety Act 2022.
Related articles
Download a structural safety report starter guide with Structures Made Easy Ltd.
Why choose us?
With over 3000 successfully completed projects to date, we have consistently proven ourselves to be a leader in the industry. From design cross check procedures to quality control measures, we will ensure your project is completed to your exact specifications.
100% Success in Building Regs
Fully Qualified SE
Transparent Fees
Practical & Efficient Designs
Clear Advice
Fast Turnaround
We make all our processes as simple as
possible giving you peace of mind
STEP 1
Get a quote. Refer to enquiry form or email or speak to engineer
STEP 2
Arrange site inspection
STEP 3
Report delivered