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 Post subject: Cracks in walls
PostPosted: Thu Nov 09, 2017 10:24 pm 
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Hi all

My first post here so hopefully got the right board section.

I am looking to buy a house, and there is one I have viewed today but it has a number of cracks in walls in some rooms and I am wondering how serious those are before I order a survey.

It's a 1950 semi.

Not sure if I am being descriptive enough but hopefully you can get a feel from the photos.

I would appreciate any guidance.

Thanks in advance

DarrenImageImageImageImageImage


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 Post subject: Re: Cracks in walls
PostPosted: Thu Nov 09, 2017 10:33 pm 
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I've got a set of cracks similar to that in my house.
Are there larger than usual gaps under any of the skirting boards?
Are any of the floors sloping or dished?


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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 6:42 pm 
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mike10 wrote:
I've got a set of cracks similar to that in my house.
Are there larger than usual gaps under any of the skirting boards?
Are any of the floors sloping or dished?
Thanks for responding, I guess i will need to arrange another viewing to check that as unfortunately it didn't dawn on me to look at that when i was there first.

I didn't notice the floors being dodgy but then again didn't specifically look for that either...

With the skirting boards, do you mean the ones at floor level? Sorry, English isn't my first language.

Thanks


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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 6:50 pm 
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:welcomeuhm:

some of those cracks (First pic for instance) look pretty bad. can I assume that all of the photos are upstairs and just below the loft space ?

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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 7:07 pm 
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Most of those cracks are leading down to the top of door frames, could very well be no lintels above the frames, and simply built straight over, or timber lintels with not much bearing.
Also most likely original lime plaster which is expected to have some historical movement.
Easy enough to check above the door frames, if outer walls are okay then its nothing major.


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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 7:49 pm 
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wine~o wrote:
:welcomeuhm:

some of those cracks (First pic for instance) look pretty bad. can I assume that all of the photos are upstairs and just below the loft space ?
Thank you sir

Yes the first one was the worst case.

I have added the floor plan with each photo number marked, numbers on the image correspond with the photos and which walls the damage is on.

Basically the damage is in two rooms upstairs, under the loft yes.

The external walls are generally fine with two exceptions, one with dampness and one with a crack, but probably down to garden door being added - not sure it will be discernible on the photos I have added now, is it serious?ImageImage
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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 8:00 pm 
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cotswold builders wrote:
Most of those cracks are leading down to the top of door frames, could very well be no lintels above the frames, and simply built straight over, or timber lintels with not much bearing.
Also most likely original lime plaster which is expected to have some historical movement.
Easy enough to check above the door frames, if outer walls are okay then its nothing major.
Yes, the first two photos are for a room upstairs that is adjacent to a bathroom, which according to the agency lady was not there when the house was built in 1950, as at the time they would only build loos outside - and this house does have an external loo.

My guess is the wall with the worst cracks is a wall somebody added afterwards when they carved out space for the bathroom. And as you suggested may have been done without a lintel.

External walls are generally ok, I added two photos of the only dodgy areas I could see.

Thanks


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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 8:19 pm 
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All upstairs I would be thinking that the issue is with the roof (as a worst case scenario) there may have been work done in the loft or insufficient bracing. Could be insufficient lintels on the internal walls for those cracks.

If in doubt get a full structural survey.

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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 10:55 pm 
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The last photo shows some wide door (patio door? or wide window?) but it has three new rows of bricks above it and then the cracks. It is as if there has been a modification to the house that may have caused some cracks as if a new lintel was fitted above that opening :-(


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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 11:27 pm 
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wine~o wrote:
All upstairs I would be thinking that the issue is with the roof (as a worst case scenario) there may have been work done in the loft or insufficient bracing. Could be insufficient lintels on the internal walls for those cracks.

If in doubt get a full structural survey.
5 years ago they had the roof tiles redone I was told so maybe that was that.


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 Post subject: Re: Cracks in walls
PostPosted: Fri Nov 10, 2017 11:29 pm 
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OchAye wrote:
The last photo shows some wide door (patio door? or wide window?) but it has three new rows of bricks above it and then the cracks. It is as if there has been a modification to the house that may have caused some cracks as if a new lintel was fitted above that opening :-(
Yup, patio door is there, it does look like they could be from fitting the lintel, so potentially nothing to worry about?


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 Post subject: Re: Cracks in walls
PostPosted: Sat Nov 11, 2017 1:23 am 
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Full structural survey as has already been suggested ... the first photo has a good crack but consistent with the crack is the door frame falling downwards and repairs have been attempted before on the crack but it has opened again ... then the patio doors.



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 Post subject: Re: Cracks in walls
PostPosted: Sat Nov 11, 2017 9:46 am 
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Thanks for all your input guys, full structural survey it is then.


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