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Cracked mortar
- Thread starter dennisuthuppan
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Unqualified opinions...
Photos 1, 3, 4 look like shrinkage, i.e. horizontal movement only.
Photo 2 is potentially more concerning, it's possible the lump to the left of the crack has moved downwards. Impossible to tell just from the photo, especially after it's been gobbed over. Hopefully the horizontal crack is just wide enough to allow the horizontal movement. Look along the wall, see if there's a step change in the courses on either side of the crack. Also look at the width of the horizontal cracks where they haven't been gobbed up.
Photos 1, 3, 4 look like shrinkage, i.e. horizontal movement only.
Photo 2 is potentially more concerning, it's possible the lump to the left of the crack has moved downwards. Impossible to tell just from the photo, especially after it's been gobbed over. Hopefully the horizontal crack is just wide enough to allow the horizontal movement. Look along the wall, see if there's a step change in the courses on either side of the crack. Also look at the width of the horizontal cracks where they haven't been gobbed up.
Biggest worry would be that you have had a survey and this has not been diagnosed.
The fact that cracks have reappeared following repointing would be a worry, and you should worry more if there is corresponding internal cracking.
The fact that cracks have reappeared following repointing would be a worry, and you should worry more if there is corresponding internal cracking.
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its worring me now the crack is there from 2009 2024 2025i saw it in google map .they asked me completion date
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its worring me now the crack is there from 2009 2024 2025i saw it in google map .they asked me completion date
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What does your surveyor say about these?
You need to know if there is cracking internally in the same locations, if there is that's concerning. If not, the cracking is less likely to be a significant issue.
Another check is to see if cracks at low level extend down past the DPC and those darker bricks at ground level. If not, it's most likely shrinkage of the external brickwork only, which is not a big concern.
Even if it's not a big issue, there is a cost for repair (at least £1500 for crack stitching) and you should have asked for the price to be reduced to cover that.
And bear in mind that when you come to sell, there will most likely be questions from potential buyers about these cracks and any repairs.
You need to know if there is cracking internally in the same locations, if there is that's concerning. If not, the cracking is less likely to be a significant issue.
Another check is to see if cracks at low level extend down past the DPC and those darker bricks at ground level. If not, it's most likely shrinkage of the external brickwork only, which is not a big concern.
Even if it's not a big issue, there is a cost for repair (at least £1500 for crack stitching) and you should have asked for the price to be reduced to cover that.
And bear in mind that when you come to sell, there will most likely be questions from potential buyers about these cracks and any repairs.
Level 2 survey - basically a drive-by with no legal comeback for the surveyor so they don't care.
Have you haven't exchanged contracts? It sounds like you may have, in which case it's basically your house unless you want to lose £10,000s to pull out. If so you should have started thinking about it longer ago.
It's definitely repairable, it's just a matter of how much.
In you haven't exchanged then tell them that you're investigating the cracks so won't be giving a completion date in the near future. Pay someone to have a look at it if you're unsure.
Have you haven't exchanged contracts? It sounds like you may have, in which case it's basically your house unless you want to lose £10,000s to pull out. If so you should have started thinking about it longer ago.
It's definitely repairable, it's just a matter of how much.
In you haven't exchanged then tell them that you're investigating the cracks so won't be giving a completion date in the near future. Pay someone to have a look at it if you're unsure.
The house I just bought had cracking I wanted to be sure wasn't a big deal. Not this type, but settlement of an extension built in an ill-advised manner. As RICS surveys tell you precisely nothing and structural surveys cost £2k or more (and don't get me started on the Ts&Cs), I found a local structural surveyor who was willing to report specifically on the cracking and one other potential issue. He just went down there and did the survey, delivered the report and sent the bill the next week - £450. So check around the area to see if there's anyone qualified and local willing to do the same thing.
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