Do I need a structural engineer or can I install Helical bars?

[NKM2020]

Hi all,

I've got this crack under my landing window; it appears to have been re-pointed at some time although it looks like it was poorly done. I moved into the property in 2022 and the surveyor flagged the crack and said he believed it to be settlement or from the replacement of a window and to have happened some time ago. He also flagged a step crack under my front room window but that is still a hairline and is no cause for concern; it just needs repointing although I will install helical bars to avoid any long term issue.

The image of the crack looks similar to the picture I took (hasn't moved dramatically in 3 years) albeit, my picture is much better quality to the surveyors picture in the HBR. Apparently in 2022, because of the heat/weather subsidence claims have gone through the roof. Do I need to get a structural engineer in, or can I just clean up, install helical bars and re-point? The window looks out to a flat roof side extension and I recently replaced the flashing because it was previously bitumen and was disintegrating; therefore I wondered if water may have gotten in this way over time. Apart from this crack under the window, I cant see any other cracks externally. However, since moving in, cracks have appeared internally, again these are hairline so I wondered if they may be todo with the poor pointing repair..

Whilst replacing the flashing, i also saw that the sealant around the window was in complete disrepair, gaps etc, coming away, and clearly needs removing and re-doing. I wonder if this is also to blame, and potentially letting in water...

Any help would be greatly appreciated... Thank you.

Homebuyers Surveyors Report (2022)

Current crack (2025)

Internal wall

 

[opps]

You can do it yourself.

Rake out the pointing. Dust it off.

I use chemical anchor fixing (the type that you use in a skeleton gun).

From memory, the bar should span 3 bricks either side of the crack. I use them to deal with cracks in stone window sills.

The internal cracks- I would enlarge them, brush in PVA. Then flush fill with Toupret Flex and Fill. It is similar to caulk but has tiny fibres in it. It shrinks as it cures. Then fill with regular filler and sand flat.

 

[cdbe]

Replace that cracked brick. Pity you've done the flashing as you may have been able to get one from under it. Have a look round somewhere unobtrusive for one.