Building Pathology
Damp and Structural faults
The 2 main issues that can be very costly to resolve are damp and movement in the building. Damp, whether from external sources or internal leaks can seriously compromise the structure of the building particularly the timber. Whilst there are usually clear visible signs during a Level 2 inspection sometimes further investigation is required to properly ascertain the root cause and a more thorough survey may be required. ​Another factor you may be concerned by will be visible cracks in the property, not all of these are a problem and some are completely normal in a building, requiring only redecoration. Below are a few examples:
This is just a general guideline and each property should be treated as a unique case.
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Structural cracks, requiring further investigation, often require expensive remedial work to be factored into an offer you may be considering for the property.
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​Cracks that rarely are of concern are "hairline cracks" and can appear in any age of building. These occur due to changes in temperature, differences in the building materials moisture content and localised movement over time.
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​If you are concerned about cracks in a property, a good place to start is by getting the tape measure out. Generally speaking, cracks that are wider than 5mm will require further investigation. Cracks generally can be categorised as follows:
Negligible: Hairline cracks under 1mm wide can be easily dealt with by redecorating
Slight: 1-5mm wide cracks can be rectified with interior filler or external repointing
Moderate: 5-15mm wide cracks may need professional building work
Severe: Large cracks up to 25mm may indicate structural damage and should be inspected with an appropriate full survey and potentially a structural engineer.
Very Severe: Cracks wider than 25mm are typically a sign of major structural damage and may need underpinning and rebuilding.
Another telltale sign of subsidence cracks is that they tend to run diagonally across a wall and are typically wider at the top and taper in at the bottom. Particularly around doors and windows. Large vertical or "staircase" cracks are another obvious sign that may indicate structural movement.
If you've identified cracks in the wall of the property you are looking to buy, and you’re not sure how serious they are, it is good common sense to seek professional help.
