When buying an old property, finishes, services and facades can be renewed, but it is the structure that determines the building's real life and value. A house in an excellent location at a tempting price may hide corroded rebar inside its columns, settled foundations, or a floor added without a study. Structural repair is among the most expensive repairs, and sometimes demolishing and rebuilding is cheaper. So a structural inspection before purchase is a step that cannot wait. This guide explains what the inspection covers, the tests, warning signs, how to use the report, and the technical reference.
What Does the Inspection Cover?
- Columns and beams: cracks, exposed rebar and corrosion.
- Slabs: deflection, cracks and signs of leaks.
- Foundations and settlement: tilting floors and diagonal cracks.
- Roofs and insulation: because chronic leaks damage concrete and steel.
- Ground and roof tanks: leaks affecting the soil and adjacent elements.
- Additions: floors or annexes added without a study. Read: Can your building take an extra floor?.
Tests
The engineer may recommend non-destructive tests or samples to estimate concrete strength and the condition of reinforcement, depending on the building's age and condition.
| Test | Purpose |
|---|---|
| Rebound hammer (Schmidt) | A preliminary estimate of surface concrete strength |
| Ultrasonic pulse velocity | Detecting voids and concrete uniformity |
| Cover meter | Locating rebar and measuring cover |
| Core samples | Direct measurement of concrete strength |
| Carbonation and chloride tests | Assessing the risk of rebar corrosion |
Signs That Call for Great Caution
- Visible rusted rebar in columns or ceilings.
- Widening or diagonal cracks from the corners of openings. Read: When are cracks dangerous?.
- Tilting floors or doors that will not close.
- Recent repairs over crack locations with no explanation.
- Chronic damp in the basement or ground floor.
How to Use the Report
- Estimate the repair cost and add it to the purchase calculation.
- Negotiate the price.
- Compare restoration with demolition and rebuilding. Read: Demolition and rebuilding.
- Withdraw if the risks are high.
For a comprehensive (non-structural too) inspection: Pre-purchase building inspection.
After Purchase: Restoration or Strengthening?
| Inspection result | Likely route |
|---|---|
| Sound structure and superficial defects | Restoration and renovation. Read: The restoration permit |
| Treatable structural defects | Strengthening design to SBC 310, then restoration |
| Widespread structural deterioration | Study demolition and rebuilding |
The Reference
Assessing and repairing existing buildings is based on the existing buildings code (SBC 901) and the code for repair and rehabilitation of existing concrete structures (SBC 310) within the Saudi Building Code.
Frequently Asked Questions
Does every old property need a structural inspection?
It is advisable for old buildings, and essential where there is any structural sign.
Does restoration solve structural problems?
According to Balady, restoration does not cover changing structural elements. Read: Restoring old buildings.
How long does the inspection take?
The visual inspection is relatively quick; tests need extra time depending on their type.
Will the seller agree to tests?
Non-destructive tests do not harm the building; core samples need the seller's consent and their locations are made good.
Is an old building without a permit an additional problem?
Yes. Read: Bought a building without a permit?.
How Abak Engineering Consultancy Helps
Abak is an accredited engineering office in Riyadh that structurally inspects old buildings before purchase, recommends suitable tests, and provides a report on the structure's condition and the estimated cost of treatment. See our structural inspection reports service, or contact us.
Regulatory information is based on the Balady platform and the Ministry of Municipalities and Housing, and procedures may be updated by the competent authority. Last reviewed: October 2026.