“How serious is the cracking in this property?”
This is a question as a Chartered Surveyor I am regularly asked by clients. Is the cracking to the property you are considering purchasing or have already purchased actually a serious defect, or is it historic cracking? Why are there cracks? Many clients decide to commission a full structural survey to see if the issues are external and internal, what the cracking is and if it is indeed serious.
Case study in West London
Here’s a case study about a two storey mid-terraced Edwardian period house constructed around the 1900’s. When I went to complete the full structural survey on the property there was a bay crack 3mm - 4mm wide which extended to the wall on the left side of the ground floor front reception room.
This was the cause result of structural movement caused by shallow foundations. The foundations were built on areas of clay and sandy soil, so the foundations had lost their integral strength. What was needed here was underpinning to the front bay and resin bonding of the brickwork.
Case study in East London
Clients contacted me to look at and prepare a full structural survey on an end of terrace Victorian house constructed around 1880’s. There was an external vertical crack below the rear left party wall between the house and the neighbouring properties, which related to subsidence below to the foundations.
The conclusion was that the subsidence was likely the result of defective foundations below the rear party wall and foundations to the property, which would require underpinning works.
Case Study in West London
A new client got in touch as there was excess cracking throughout their property and they required a professional report for their insurer. There was a new rear extension that had been constructed in 2019. The front bay was underpinned approximately 40 years ago where there had previously been subsidence, but the owners weren’t aware of any other underpinning works to the property so I made a detailed survey of the interior, exterior, the extension and the party wall to the neighbouring properties.
As you can see from the photos hairline cracking was visible to the rear internal wall to the front study and to the internal cupboard to the wall behind. To the left of the internal door opening to the hall there was a horizontal hairline crack. Also, there was a minor vertical hairline crack between the internal wall and party wall just below the picture rail. in the resin bonding will help restrict movement to brickwork
Poorly specified plaster filler had been used after the foundations works, so there was movement due to seasonal settlement. After examination I recommended instructing a professional contractor to rack out the larger internal cracks and fill the cracks with epoxy resin between the brickwork. This would create a stronger bond and limit further cracking in future and help reassure both the client and the insurer.
In conclusion, as you can see from the case studies above there could be different reasons and different levels of seriousness for cracking in properties. In addition, with climate change with the recent high summer temperatures, mixed with bouts of heavy rain, there have been issues with cracking. As ever, it is important to be fully informed by a chartered surveyor when you are purchasing, considering purchasing or selling a property.
