Home buyer Survey identifies several cracks requiring further investigation. Should I be worried?

[zmai]

Hi all,

We're first time buyers and have recieved our survey back. Its highlighted a few issues with the property which is makjnv us very nervous. I don't know if it sounds worse than it actually is , any advice would be greatly appreciated before we make the decision to carry out additional surveys. Below is just a snippet of what we're most concerned about. Thank you in advance.

Main walls (Wall structure)
There is cracking to the front that is likely to be caused by faulty drainage. A specialist drainage contractor’s report will therefore be required which should involve a water retention test, possibly followed
by a CCTV inspection. The local water company may be responsible for drainage repairs and this should
be confirmed by your legal advisers. If a defect is found, it is likely that the drains could be sleeved. All cracks should be raked out to a depth of around 2cm to ensure a good key for the new mortar. Lime
mortar, and not cement, should be used to allow the brickwork to breathe. If the cracking opens up again
after any drainage repairs, further advice should be obtained from a structural engineer. We should
mention that, if no drain leakage is found, other issues could be causing the movement and a structural
engineer's specification would be required in those circumstances.
The cracking could also be associated with the trees/hedges/bushes to the front. Non-mature trees should not be allowed to grow any taller than their distance from the property, to help protect the foundations.
Trees remove extra water from the ground as they grow, which can sometimes destabilise the ground beneath the foundations and this can then cause movement and/or affect drainage. You should, therefore,
obtain an arboricultural report and implement any recommendations. If movement continues after the trees are maintained, further advice should be obtained from a structural engineer, who may need to

There is a stain on the ceiling in the front bedroom at the top corner on the right. It appeared to be dry at
the time of the inspection but should be monitored in case a leak has occurred in the guttering and would
require the attention of a roofing contractor for repairs.

F3 Walls and partitions
TYPE
The walls have a variety of painted, papered and tiled finishes.

LANDING, THREE BEDROOMS, BATHROOM
There are cracks near the landing and rear bedroom. Faulty drainage and plumbing can cause movement
and properties of this age can often be found to have defective drains. We therefore recommend that the
drainage is tested by means of a pressure test, possibly followed by a CCTV inspection. A CCTV
inspection alone will not confirm whether or not there are any leaks. The local Water company could be
responsible for the drainage and your legal advisers should be able to confirm this. The plumbing system
should also be tested for leaks by a reputable plumbing contractor. If no drainage or plumbing defects are
found, a specification of necessary repair should be obtained from a structural engineer.
There are cracks on the walls in the front bedroom, which have been repaired and this should be
monitored in case it opens up significantly and would require a specification from a structural engineer
If movement continues after the
trees are maintained, further advice should be obtained from a structural engineer, who may need to
check the foundations, with the aid of trial pits at the base of the walls.

 

[Notch7]

likely to be caused by faulty drainage

“Likely”

Nothing in the report indicates why they suspect drainage.

There are cracks near the landing and rear bedroom

I assume these are internal cracks?

Are there corresponding cracks externally.


The problem with surveyors reports is they seem more and more designed as a lever to renegotiate a lower price than they are containing any actual facts.

My Dads house when we were selling had a collapsing shed in the garden due to rot and the buyers survey tried to claim it was evidence of potential subsidence in the house.



Do you have any picture of the property showing these issues, that would be helpful

 

[Ivor Windybottom]

All sounds sensible enough. Drain surveying and testing is a good idea on most old houses anyway. Many use soakaways that are way past their best before date, plus clay pipes only last 50 years.

Gutter clearing is just routine maintenance. It needs doing regularly anyway, just pay someone with a ladder. Sometimes window cleaners will do it.

If the soakaway has blocked and/or the pipes are leaking then the water will be finding the easiest way underground, which is often into the foundations.

Photos of the cracks would be very useful though.

 

[zmai]

 

[zmai]

Hi,

Thank you so much for your responses, finally got the pics from the surveyor. This is the main crack at the front of the house.

 

[zmai]

Hi,

Thank you so much for your responses, finally got the pics from the surveyor. This is the main crack at the front of the house. The other

 

[^woody^]

What's to the left of that photo?

Cracking on one inside wall?

What construction are the walls?

 

[zmai]

I believe its the downpipes? I've attached additional pictures. There are cracks internally but not sure they correspond. Walls are solid brick construction.

 

[zmai]

 

[Ivor Windybottom]

There's no good evidence it's the downpipe, that's just a guess by the surveyor. It might have no foundations for all anyone knows.

Is that a crack from the top of the window or just the TV aerial cable?

What are the cracks inside like? Hairline or the sort of thing you could slot a coin into?

I'd keep quiet for now and book another viewing, this time looking more carefully at the cracks.

Is there something exceptional about the place? If not then why proceed?