Wall cracks all over property

[sudsandsoda]

Hi all,

Sorry if this is a basic question, and I'm more than happy to pay for a professional to come and take a look - but could do with not spending a load of cash based on new buyer anxiety!

Bought my top floor flat (terrace, flat above shop), and about to decorate the whole thing. Plaster in the property is at least 14 years old. The walls have had cracks in for years, but they do seem to have gotten slightly worse since we bought the place. Few popped nails.

High movement property, road to the front train line to the back - freight trains do cause an easily detectable wobble in the flat. There has also recently been two lots of extensive work to properties a few doors either side.

Noticeable cracks as seen in the attached pics, but also very fine hairline cracks all over the place. Blown plaster found in places.

Two questions I guess:
1) do you see anything here of structural concern.
2) assuming cosmetic (re plastering the whole flat not currently an option) best way forward? Spot fixes using caulk / fillers? Wallpaper over?

Thanks so much,

P.s. Property built in 1898. Homebuyers survey was done, nothing of note mentioned. Do not see any cracks on external brickwork, although its hard to get close to it to be certain (height).




J.

 

[^woody^]

Surely the Homebuyer survey would mention cracks is they existed at the time of survey?

They mostly look like shrinkage, except for the one by the window with the pot, but is there is no corresponding external crack, then it's not an issue.

 

[Millwright]

Surely the Homebuyer survey would mention cracks is they existed at the time of survey?

They mostly look like shrinkage, except for the one by the window with the pot, but is there is no corresponding external crack, then it's not an issue.

Homebuyers survey

 

[sudsandsoda]

Surely the Homebuyer survey would mention cracks is they existed at the time of survey?

They mostly look like shrinkage, except for the one by the window with the pot, but is there is no corresponding external crack, then it's not an issue.

Thanks very much Woody, cracks were mentioned in the homebuyers:

"The walls are a mixture of brick work and lath and plaster. There is evidence of cracking at high
level below the ceiling. We believe that this is due to the lath and plaster movement and should be
easily rectified when the property is next redecorated. It was noted that there is a section of wall
behind the radiator in the living area which has come away and appears to be live plaster and would
need to be rectified."

It's been about 6 months since this survey, and the report only contained photos of a couple of the smaller cracks. I wanted to ask again for second opinions, with more photos, and to get some advice about moving forward! I also feel there are more cracks than when the survey was done - but perhaps now my brain has just latched onto them because of anxiety!

Thanks for your help again.

J.

 

[^woody^]

Typically, change of occupants brings a change of heating and humidity pattern which can cause plaster cracking like you have there, to appear or get worse .

Plaster cracking needs specific repair measures to prevent them reappearing - normally involving mesh of some sort, or flexible mastic around perimeters

 

[sudsandsoda]

Typically, change of occupants brings a change of heating and humidity pattern which can cause plaster cracking like you have there, to appear or get worse .

Plaster cracking needs specific repair measures to prevent them reappearing - normally involving mesh of some sort, or flexible mastic around perimeters

Thanks again Woody. Assuming the high movement of the property will also make it more susceptible to further plaster cracks / re-cracking?
Think the original plaster job was done on the cheap which won't help...

 

[oldbutnotdead]

'live plaster', like the concept...
If they mean lime plaster then there's probably lime mortar between the bricks as well which is a good thing in your circs- bit more flexibility in the walls.
Your best longterm solution might be to dryline the walls with acoustic fittings (resilient bars, rubber mounted blocks, all that sort of stuff)- theory being that the outside structural shell will rattle with the lorries/trains going by, your inner floating structure won't rattle as much and thus won't start showing spider cracks as quickly.