Extension condition question

[Si_]

I'm in the process of purchasing a bungalow with an extension. The bungalow was built in 1975, the extension in 1994. I noticed a vertical crack in the render and in the brickwork below where the extension joins the main house. Difficult to say the width of the crack as small chunks of render have come off too, and the previous owners splodged random sealant into parts of it, but I'd say between 1mm and 4mm max.

Also, the extension floor is slightly uneven at the far end. I'd estimate only by 15mm max to min, but it's noticeable. I don't know what's underneath the boards. There are no internal cracks in the extension walls, not even hairline, so I'm wondering if it's a case of the extension being simply miserable and poorly constructed, or might there be something else to consider?

The bungalow as a whole needs a fair bit of work so moderate cost to fix wouldn't be an issue. Does anyone have an idea?

Thanks.

 

[accelerator]

An idea of what?

First thing to check, is ground subsidence an issue. Is there a history of mining works in the area?

 

[Si_]

We're still awaiting searches but having lived in the area previously I can say with some certainty there's no history of any mining or known subsidence. The only thing I'm so far aware of is that there are clay deposits in the area, so if the foundations aren't deep enough then that might cause heave, which can be seen in some of the gardens.

An idea = an idea if the cracking is simply settlement, or something more, and is the uneven floor indicative of simply a rubbish builder, or the same issue?

 

[accelerator]

It could just be slight settlement. Where you see the big crack in the render, was that originally seamless? What is behind the render?

The floor could be settlement, or it could be a problem with the joists below, e.g. rotting. I guess you would have to look carefully on the outside of the building to see if it might be settlement here.

 

[Si_]

It could just be slight settlement. Where you see the big crack in the render, was that originally seamless? What is behind the render?

The floor could be settlement, or it could be a problem with the joists below, e.g. rotting. I guess you would have to look carefully on the outside of the building to see if it might be settlement here.

Thanks. Unfortunately I don't have any history of the building, and neither do the sellers as it is probate. I couldn't see what was behind the render, the crack wasn't large enough and I didn't think the sellers would appreciate a hammer-based approach.

If it's ordinary settlement and a question of replacing joists, that's not a big issue. I was just wondering if there are any giveaways of something more significant. I'm considering booking a structural engineer, but I'm not decided as yet.

 

[accelerator]

In the photos you've posted, nothing looks a big deal. From the photos you've posted, it would be impossible to tell if there was anything more serious there.

 

[Ollyfp]

I'm in the process of purchasing a bungalow with an extension. The bungalow was built in 1975, the extension in 1994. I noticed a vertical crack in the render and in the brickwork below where the extension joins the main house. Difficult to say the width of the crack as small chunks of render have come off too, and the previous owners splodged random sealant into parts of it, but I'd say between 1mm and 4mm max.

Also, the extension floor is slightly uneven at the far end. I'd estimate only by 15mm max to min, but it's noticeable. I don't know what's underneath the boards. There are no internal cracks in the extension walls, not even hairline, so I'm wondering if it's a case of the extension being simply miserable and poorly constructed, or might there be something else to consider?

The bungalow as a whole needs a fair bit of work so moderate cost to fix wouldn't be an issue. Does anyone have an idea?

Thanks.

View attachment 392054View attachment 392055View attachment 392056

That's a difficult one. I'd want to look at the original building just to check that there are no major issues with that part first. The images you have shared of the extension tend to suggest that corners were cut. The bricks may be slightly different sizes, which might explain the bad toothing at the join, and that drain gulley (whatever it is) looks very suspect.
If the main building is sound, I'd be inclined to budget for the extension to be rebuilt.
Anyone else?

 

[Ollyfp]

I'm in the process of purchasing a bungalow with an extension. The bungalow was built in 1975, the extension in 1994. I noticed a vertical crack in the render and in the brickwork below where the extension joins the main house. Difficult to say the width of the crack as small chunks of render have come off too, and the previous owners splodged random sealant into parts of it, but I'd say between 1mm and 4mm max.

Also, the extension floor is slightly uneven at the far end. I'd estimate only by 15mm max to min, but it's noticeable. I don't know what's underneath the boards. There are no internal cracks in the extension walls, not even hairline, so I'm wondering if it's a case of the extension being simply miserable and poorly constructed, or might there be something else to consider?

The bungalow as a whole needs a fair bit of work so moderate cost to fix wouldn't be an issue. Does anyone have an idea?

Thanks.

View attachment 392054View attachment 392055View attachment 392056

I'm guessing the extension floor is concrete?

 

[Si_]

That's a difficult one. I'd want to look at the original building just to check that there are no major issues with that part first. The images you have shared of the extension tend to suggest that corners were cut. The bricks may be slightly different sizes, which might explain the bad toothing at the join, and that drain gulley (whatever it is) looks very suspect.
If the main building is sound, I'd be inclined to budget for the extension to be rebuilt.
Anyone else?

Thanks. The extension, I believe, comprises the dining room (the external wall of which is in the photos) and the kitchen to the other side. I can see no cracking on the other side, and I can't see any other issues in the main house (other than a crack in the render under a window which doesn't extend to the brickwork below). I couldn't tell you what the floor is, as nobody knows, I'd have to get a surveyor to check that out.

I think that horrible pipe is the overflow from the boiler, which for reason I couldn't guess at was installed not in the utility room, but in the loft.

 

[Si_]

BTW - by 'brickwork below' I mean brickwork vertically below, not underneath the render. I've no idea what's under there.

 

[Ollyfp]

Thanks. The extension, I believe, comprises the dining room (the external wall of which is in the photos) and the kitchen to the other side. I can see no cracking on the other side, and I can't see any other issues in the main house (other than a crack in the render under a window which doesn't extend to the brickwork below). I couldn't tell you what the floor is, as nobody knows, I'd have to get a surveyor to check that out.

I think that horrible pipe is the overflow from the boiler, which for reason I couldn't guess at was installed not in the utility room, but in the loft.

You'll know if the floor is concrete just by stamping on it. Suspended wooden floors always have a little give.

 

[Ollyfp]

Also, a suspended floor should have air bricks fitted at opposite ends of the joists to facilitate air drying.

 

[Si_]

Also, a suspended floor should have air bricks fitted at opposite ends of the joists to facilitate air drying.

I guess it must be solid, then, because there are no air bricks. I've attached a screenshot of the virtual tour so you can see the room itself. I'm minded to get a structural survey done, if I manage to locate a single structural surveyor in entire area.

 

[Si_]

Another. I know you can't see much but just to show what the room's like. As I said, no internal cracks.

 

[Ollyfp]

Obviously internal cracks can be filled and sanded to a point where they'd be almost invisible, but hopefully this isn't the case.
Just a footnote! An experienced builder would probably be of more use than a surveyor in cases like this. It's worth offering a few quid to get the low down. In my experience, surveys are hellishly expensive and almost useless.