We moved into a new (to us) house a couple of years ago. It's a 1907 edwardian 4 bed semi with a 1.5 metre or so crawl space (cellar) under the ground floor.
Before buying, we had a full structural survey. I requested the surveyor pay attention to the fact that the floor in the dining room rolled down towards the dividing wall with the kitchen. Floor joists run front to back, parallel to the wall. Survey was all clear and surveyor stated that it was old movement and nothing to worry about.
Yesterday i noticed a small crack appeared to have grown slightly in the dividing wall. When i went into the kitchen it was in line with what at first glance looks like an oak beam but I reckon is a decorated RSJ. I think a previous owner has taken down an internal supporting wall (to make for a bigger kitchen) and replaced it with a steel, fixed between the outside wall and the middle of the internal wall dividing the kitchen and dining room.
Inspecting the joists from under the house, my worst fears have been proven. There is no support under that dividing wall. The 6x2 joist directly under that wall has dropped about half an inch compared to its neighbours. There is a supporting wall in the cellar directly below the line of the RSJ, reinforcing nothing but my fear that a load bearing wall has been removed without first checking if the dividing wall was a load bearer... which it isn't!
So, I have a few questions for the building fraternity here...
1- how do I stop my house falling down? I have thought of acrow props in the cellar until a permanent support can be found.
2- What recourse do I have with the Surveyor?
3- Will buildings insurance cover remedial work?
I didn't sleep well last night.
Thanks in advance for any /all advice that you guys may have.
Regards,
Alun
Before buying, we had a full structural survey. I requested the surveyor pay attention to the fact that the floor in the dining room rolled down towards the dividing wall with the kitchen. Floor joists run front to back, parallel to the wall. Survey was all clear and surveyor stated that it was old movement and nothing to worry about.
Yesterday i noticed a small crack appeared to have grown slightly in the dividing wall. When i went into the kitchen it was in line with what at first glance looks like an oak beam but I reckon is a decorated RSJ. I think a previous owner has taken down an internal supporting wall (to make for a bigger kitchen) and replaced it with a steel, fixed between the outside wall and the middle of the internal wall dividing the kitchen and dining room.
Inspecting the joists from under the house, my worst fears have been proven. There is no support under that dividing wall. The 6x2 joist directly under that wall has dropped about half an inch compared to its neighbours. There is a supporting wall in the cellar directly below the line of the RSJ, reinforcing nothing but my fear that a load bearing wall has been removed without first checking if the dividing wall was a load bearer... which it isn't!
So, I have a few questions for the building fraternity here...
1- how do I stop my house falling down? I have thought of acrow props in the cellar until a permanent support can be found.
2- What recourse do I have with the Surveyor?
3- Will buildings insurance cover remedial work?
I didn't sleep well last night.
Thanks in advance for any /all advice that you guys may have.
Regards,
Alun
