Case Study - When No Geotechnical Investigation Costs Two Villas

When No Geotechnical Investigation Costs Two Villas.

 

In one Middle Eastern country, I was approached by two villa owners — a father and son — who had constructed two neighbouring villas.

 

After completion, both villas suffered severe structural cracking caused by differential settlement.
 

After inspecting the villas, reviewing the design and construction records, excavating around the foundations, and arranging specialist geotechnical investigation, it became clear that the settlement had exceeded the allowable limits.
 

The investigation revealed a critical issue: no proper soil investigation had been carried out before construction.

The designer had relied on a contractual note stating that a geotechnical investigation should be carried out prior to construction. The contractor argued that the investigation was not part of his scope. The owners had not arranged the investigation, and construction proceeded without proper confirmation of the ground conditions.

More importantly, the same engineer who designed the villas was also supervising the works, yet the works were not stopped before construction commenced.

The investigation later found that the soil beneath the villas consisted of approximately 10 metres of unsuitable fill, including construction waste material. As a result, the original foundation system was not suitable.

Both the contractor and the engineer denied responsibility.

I prepared a detailed technical and contractual expert report addressing the cause of damage, the excessive settlement, the lack of geotechnical investigation, the responsibilities of the parties, and the required remedial solution.

Based on my report, I advised the owners to appoint a lawyer and commence legal proceedings against both the engineer and the contractor.

The court ultimately found both parties liable, apportioning responsibility as follows:

• 60% against the engineer

• 40% against the contractor

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The court ordered compensation to the owners for the demolition and reconstruction of the villas using an appropriate piled foundation system, due to the unsuitable fill material extending to approximately 10 metres depth.

Lesson

Ground conditions cannot be assumed.
A geotechnical investigation is not a formality — it is a fundamental requirement for safe design, proper construction, and protection of all parties.

Where soil investigation is ignored, the consequences can be severe: structural failure, demolition, litigation, and major financial loss.

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