Anxious about subsidence / structural movement

Kon

Joined
2 Apr 2019
Messages
8
Reaction score
0
Country
United Kingdom
I recently moved into a red-brick 1930s semi, ex council house.

Before buying, I had a Homebuyers survey done. They did not report any sign of structural movement or significant cracking, but did report some problems described as common to properties of this age: uneven doorways, uneven flooring, slight undulation to ceilings. They mentioned that a partition had been created in a wall and part of the chimney breast had been removed, but no significant cracking was observed. We were unable to get building regulations for these alterations from the seller.

Since moving in, I am terrified that there is major structural movement or subsidence. I keep noticing hairline cracks around doorways and am very conscious of the uneven floors. Much of the house is wallpapered so the condition of the plaster isn't entirely clear.

There is no obvious cracking on the exterior walls, but I do notice that a lot of the brickwork has been replaced about the windows on the front wall. I am now worried that the previous owners must have replaced that brickwork because it was full of subsidence cracks, that the fix is only cosmetic and that the problem will return.

Or is there a simpler explanation -- e.g. would it be standard procedure to put new bricks there when they fitted the new windows?

I realize that I need to get a structural engineer to look at this rather than asking an Internet forum, but I'm panicking a bit and would really appreciate your views.
 
Last edited:
Sponsored Links
The windows have had lintels fitted, which is standard. The plaster cracks are common and not indicative of subsidence. You are flapping for nothing.
 
  • Thanks
Reactions: Kon
Sorry for bumping this, but I am still worried so wanted your views.

The house is a red-brick, semi-detached ex-council house from the 1930s. According to the Homebuyers' Survey, the brickwork is aged and weathered but with no significant signs of cracking. I notice that the DPC in the front of the house seems to be missing some mortar but I'm not sure if that's just a case of repointing or it indicates more serious cracking.

There are a few cracks in the interior around windows and doors. I don't know if these are illustrative of a more serious problem.

The floors are uneven but described by the Homebuyers' Survey as 'within acceptable tolerances for domestic purposes'. It looks like the sellers removed a door between the kitchen and the living room, perhaps because it was sticking?

Here is the relevant text from the Homebuyers Survey:

The property is located in an area of shrinkable subsoil. [...] There is a large tree to the neighbouring property. This could constitute a potential risk and although there are no signs of structural damage, trees can cause problems to structures and services especially on shrinkable subsoils.

The brick work is weathered in keeping with age with no significant cracking or structural movement observed. However patched repointing work was observed and gapping was evident to a number of areas. You should anticipate further works.

Floors are assumed to be of solid and suspended timber construction. There is some unevenness and spring to suspended timber floors but this is considered within acceptable tolerances for domestic properties. Given the age of the property the solid ground floor may not incorporate a conventional damp proof membrane and as a result, penetrating dampness may occur. No dampness to the floor was observed. However fitted floor coverings prevented a full inspection. To remedy any dampness the re-laying of the floors, including a damp proof membrane, will be required. It is recommended that this area is monitored and if you encounter any dampness you should anticipate future costs and works. Cracking was noted to the concrete floor in the hall. This is not considered significant at this stage, however it is recommended this is monitored.

There is evidence of movement to the subject property's partitions largely due to deflection of the floor timbers upon which they are supported. This has resulted in slight distortion of the door openings and cracking at junctions. Such movement is not uncommon in properties of this age. So far as can be seen from a single inspection, the movement appears to be longstanding and does not appear to be progressive. Seasonal movement may occur.

Thanks a bunch!
 
Last edited:
Even a specific report contains no indication of subsidence and just has standard caveats, and typical age related issues. What more do you want?
 
  • Thanks
Reactions: Kon
Sponsored Links
Thanks. I guess I'm just anxious because I'm a first time homeowner and have no knowledge of building whatsoever. I'm not sure where to turn for help, so if anyone here has thoughts, I'd be very grateful.
 
Cracks and slight movement in properties over time is normal. Any cracks need to be getting wider and wider and you will be able to get your little finger in them before they become issues. And it's generally cracks in external walls on both the inner and external faces that are of concern. Likewise for ground floors, there needs to be progressive movement, as many floors will settle or move at some stage and then stop.

As for surveyor's reports, they will always tend to have lots of caveats and "might-do's" and "could be's". These are only really relevent for negotiating a discount in the sale. The things to pay attention to once you are in there, are the "what are's".
 
  • Thanks
Reactions: Kon
Thanks. I guess I'm just anxious because I'm a first time homeowner and have no knowledge of building whatsoever. I'm not sure where to turn for help, so if anyone here has thoughts, I'd be very grateful.

It looks a nice house, nothing wrong with your choice, you dont need to regret buying it.

Put it in perspective, the house has stood there for 80 plus years, if there was a fundamental problem, it would not suddenly manifest itself after after standing there so long -its survived 2 world wars after all :ROFLMAO:

Ive worked on plenty of houses with minimal or no foundations, those are all still standing without problems.
 
  • Thanks
Reactions: Kon
Put it in perspective, the house has stood there for 80 plus years, if there was a fundamental problem, it would not suddenly manifest itself after after standing there so long -its survived 2 world wars after all :ROFLMAO:

Ive worked on plenty of houses with minimal or no foundations, those are all still standing without problems.

Yeah, but what if it was built on clay & that clay has dried out due to global warming?

Or, the water co' haven't fixed that massive leak for 6mths & the clay has saturated & expanded or even been washed away completely?

Perhaps next door have secretly excavated a subterranian basement & are currently enjoying their jacuzzi whilst this blokes house slowly collapses into the void?

It could even be Bee's that have burrowed into the cement course to secure the nest !

If I was the OP I wouldn't be able to sleep at night without getting together a team of geologists, structural engineers, conservationists, town planners, a representative from every major services provider, my MP, the local Mayor, at least 15 Police officers & my youngests school teacher to check the house over.
 
Thanks everyone.

I appreciate your help & your humour -- helps put things into perspective

Oh, and I checked with next door -- no sign of the jaccuzzi

:)
 
Thanks everyone.

I appreciate your help & your humour -- helps put things into perspective

Oh, and I checked with next door -- no sign of the jaccuzzi

:)

It's called "post purchase blues" & is common with lots of folk who have just completed an expensive & life changing purchase.

Enjoy your new house & don't forget that every room must be christened.
 

DIYnot Local

Staff member

If you need to find a tradesperson to get your job done, please try our local search below, or if you are doing it yourself you can find suppliers local to you.

Select the supplier or trade you require, enter your location to begin your search.


Are you a trade or supplier? You can create your listing free at DIYnot Local

 
Sponsored Links
Back
Top