Buying a house but i'm worried about some cracks

[spinkung]

Hi

i've had an offer accepted on a property but i went back last weekend to take some pictures and am now concerned about some cracks at the front of the building.

I don't know anybody with building experience so was hoping to post some pics here and see if i can get some advice before i risk losing £800 on a building survey.

The cracks are on the front bay windows which i've highlighted in the pics.

If anyone needs any further info let me know.

Thanks

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• spinkung
• 20 Jan 2015
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• spinkung
• 20 Jan 2015
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• spinkung
• 20 Jan 2015
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[OwainDIYer]

My guess is that the wall under the ground floor window has sunk into the ground, causing the ground floor bay to drop, and the first floor wall is being held up by the window.

It might just need mortaring up. Or the bay might need underpinning. A structural engineer would advise.

The bad news is it does look like recent cracking and the wall looks like it's previously deformed over time too.

 

[spinkung]

thank for replying

that at least gives me an indication of what might be happening. Now for the million dollar question. How much might something like that cost to get done? worst case scenario

Thanks

 

[OwainDIYer]

impossible to say what the worst case scenario is without an engineer identifying the cause and remedial works required.

I'd be surprised if remortaring was more than a couple of £k even if some temporary propping was required. Could be less. Underpinning maybe in to the £10k+ territory.

Is there any movement inside the house? What direction do the first floor joists run? If it's front-to-back then the bay is holding up the first floor roof, which is bad. If the joists are side to side then the bay is only supporting its own weight.

 

[spinkung]

ok thats great. Thanks for your help

 

[tony1851]

The cracks have been caused by the replacement pvc windows. It's a common problem when the old timber windows are removed.
The wall between the two windows is likely to be brick-on-edge reinforced with timber uprights. Everything moves when they take the old windows out and stick the new ones in.
Not a fundamental structural problem with the house.

 

[GuinnessSI]

It is hugely unlikely that Owains theory is correct. Had the wall subsided below the window there would be more evidence of cracking in the surrounding walls. Especially towards the top of the bay window where the compression forces would have most likely manifested the most. It also would be unlikely to have been limited to the one dwelling and without substantial ground effects would have occurred long before now. It would also likely not have yield cracks at exactly the same point on both sides.
Tony above is bang on. The structure above the first window was likely supported by a timber frame system installed with the property, windows removed and cracking occurs. Belt and braces job is to incorporate a supporting structure (likely a PC lintel will suffice, Naylor or other). This of course requires work and would be best undertaken with window replacement. Is it going to fall down, unlikely? Is the cracking likely to occur even when pointed up yes. Especially considering the movement of PVC thermally and under wind loading.

 

[HERTS P&D]

Don't forget to have a drain survey.

Andy

 

[tony1851]

In case anyone's interested, here are two pics of the interior upstairs bay of a 1930's semi - plaster removed.
You can see the bricks laid on edge, and stiffened by a few pieces of timber.
New pvc fames have been put in, and the bay wall below being very thin and light naturally moves, causing some cracking.
It doesn't affect the main structure of the house, though.

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• tony1851
• 21 Jan 2015
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• tony1851
• 21 Jan 2015
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[spinkung]

Thanks for the great advice. I've since booked a structural engineer to be sure.