Think i may have a bit of subsidence; who should i contact?

crystaltips_68

House insurance company or get an independent surveyor? If it's not too bad, should i get it repaired myself, or claim on the house insurance and have the term 'subsidence' permanently attached to my house? I am in a 1930's detached bungalow, with a bay window. It is in this area that i have a problem with cracks on the ceiling, running into the wall, and damp in the lower part of the wall, and somehow getting into the floorboards, which are quite wet.The external rendering definately needs replacing, but there are no obvious external cracks. It is on the side of the house that gets the weather, and the house, as yet, has no central heating. It should be going in in the next few weeks. I know this will make a difference if the damp in just condensation damp, so we will see. Should i wait until the central heating has been put in and then see if the damp improves, or get a specialist in now? The internal cracks havent gotten any worse since i bought the house back in November, but i am wondering if the problems are linked.

Sorry for the ramble!!

trixietoes

The insurance company and surveyor will more than likely send someone around to fix something that looks like a little compass to your outside wall. This will be re read over time to see if the house is actually moving - usually over 6-12 months. If it has moved then they will have to determine what is causing the movement and then decide how to remedy it.

My house is underpinned - due to an old cracked drain in the back garden.

When you sell your house you will still have to disclose any structural repair whether you have it done yourself or by the insurer.

Fingers crossed it doesn't need any underpinning.

iamcornholio

There is nothing in the OP's post to indicate subsidence

Cracks on ceilings are typically due to normal shrinkage - if not already existing, then these can occur when occupancy changes which alters heating patterns

robv_3

Sounds like a bit of damp and a bit of settlement around the bay window. Pretty normal stuff for a 1930 house.

Of cause an expert would need to see it to get a official opinion.

crystaltips_68

Ok, thanks! What sort of expert should i get in? Damp or settlement??:beer:

ormus

get a decent builder in. dont contact the insurance company whatever you do.
and be wary of damp "experts". more rogues than westminster.

iamcornholio

A builder will be hit and miss. He may well have done similar work, or have an opinion, but he will/can not give expert opinion.

Essentially he will give you a quote to do work - and there is an inherent incentive for the builder here, don't your think, so how reliable will his opinion be?

Don't trust a damp treatment company as far as you could throw them

Get a local building surveyor to report on the problem and recommend remedial work. But give him clear instructions that you don't expect him to recommend further investigation by a damp proof company nor additional survey by a structural engineer. Be clear on this - tell him if he is not suitably qualified to give you definitive comment on structural and dampness matters, then you wont be using him.

crystaltips_68

ormus wrote: »

get a decent builder in. dont contact the insurance company whatever you do.
and be wary of damp "experts". more rogues than westminster.

Thanks Ormus, why shouldnt i get the insurance company involved? I have read this before on the forum and didnt understand why then either!

crystaltips_68

iamcornholio wrote: »

A builder will be hit and miss. He may well have done similar work, or have an opinion, but he will/can not give expert opinion.

Essentially he will give you a quote to do work - and there is an inherent incentive for the builder here, don't your think, so how reliable will his opinion be?

Don't trust a damp treatment company as far as you could throw them

Get a local building surveyor to report on the problem and recommend remedial work. But give him clear instructions that you don't expect him to recommend further investigation by a damp proof company nor additional survey by a structural engineer. Be clear on this - tell him if he is not suitably qualified to give you definitive comment on structural and dampness matters, then you wont be using him.

Thanks cornholio! I moved in last November and a homebuyers report done with a local surveyor. He said it was settlement, not subsidence, and that the house needed further investigation on the damp, but this was all. Would he be a good place to start? Get him back in? Or get a recommendation from him for further investigations?

ormus

once youve informed the insurance co, they will mark your card as a possible problem house.
then see what your premium will be next year! and if they even offer to insure you.
and all the other insurance cos will run a mile from you too.

btw. its highly unlikely to be subsidence. its very rare.

crystaltips_68

ormus wrote: »

once youve informed the insurance co, they will mark your card as a possible problem house.
then see what your premium will be next year! and if they even offer to insure you.
and all the other insurance cos will run a mile from you too.

btw. its highly unlikely to be subsidence. its very rare.

Ok, so no telling the insurance co. I am already claiming for having the drains lined though anyway! Guess i dont want to add any more!

Hope you're right about the subsidence!
:beer: