Should I be worried about these wall cracks ?

NinaSwiss

Could someone please advice,

I've just re-visited a property I'm buying to have a look at a different issue(solicitor discovered part of garden is owned by council) only to find some cracks that I hadn't seen/noticed at my first 2 viewings.
These were also not mentioned on the full structural survey and have now got me worried.

Found some cracks above and around the side access door of the semi.
The other cracks are in the a built in wardrobe on the overhead above the stairs.

The only cracks mentioned on the survey where hairline cracks which I was aware of and requested comments on. It turned out those where on plasterboard materials which could be easily fixed.

As the survey was carried out end of February, is it possible new could have occurred since ?
Searches revealed the area as having medium to high risk of subsidence but I've understood since that the general pettswood/orpington area has that risk though there has been no known history of subsidence on the property. The property is about 1.5 metres above ground level and the garden is on an upward slope.
Would I be better off getting a structural engineer to have a look, if so where would you advise I look for reputable ones? Thanks


---Cracks around the door---
http://imageshack.us/g/1/10116704/

---Cracks in wardrobe---
http://imageshack.us/g/1/10116702/

--Link to property---
http://www.rightmove.co.uk/property-for-sale/property-25337802.html

Fire_Fox

Speak to your surveyor, send them the images and ask for comments.

NinaSwiss

I will be contacting him on monday but I'm concerned that he might not recall details of a property he viewed 2 months ago (I don't know if they take photos for their notes). Conversations with him don't instill me with a lot of confidence so I was hoping for a second opinion or ideas on where to look for one.

Fire_Fox

He should maintain all his notes for years in case of a claim. Didn't you get a recommendation when you picked a surveyor?

NinaSwiss

I used the same nationwide used for the valuation. I know someone who's used the same company via nationwide and he seemed happy with how his case was dealt with so I decided to go ahead.

He was able to clarify a few questions I had about possible asbestos he mentioned but I am having that looked into/tested by a different company. When I asked what prompted him to mention getting the electrics checked, he said it was always a good idea on properties of this age. I am getting the electrics checked but he just came across as vague as his report. He might be good... but just doesn't instill me with confidence.

Fire_Fox

NinaSwiss wrote: »

I used the same nationwide used for the valuation. I know someone who's used the same company via nationwide and he seemed happy with how his case was dealt with so I decided to go ahead.

He was able to clarify a few questions I had about possible asbestos he mentioned but I am having that looked into/tested by a different company. When I asked what prompted him to mention getting the electrics checked, he said it was always a good idea on properties of this age. I am getting the electrics checked but he just came across as vague as his report. He might be good... but just doesn't instill me with confidence.

They often are vague about certain things, surveyors are all rounders akin to GPs not hospital consultants. Should be specific about what additional investigations are required tho. Telling you to get the electrics and heating tested is standard, they don't do this.

blckbrd

Cracking is difficult. It may just be drying out it may be movement.

If cracking follows brick/blockwork joints/mortar I'd be worried.

If cracking was apparent on the exterior i'd be worried.

I had similar cracks to your pics in my home. I live in clay-soiled London. Raked them out, filled them, no more cracks.

poppysarah

A specialist surveyor inspection would reassure you or ensure you didn't buy a donkey.

NinaSwiss

I have emailed the survey company to get surveyor to comment on the photos so will take it from there once I have a response.

NinaSwiss

An update (particularly for other FTBs).

After several followups to get surveyor's company to get him to call me back, I received the response below from him via email:

“Thank you for the photos. I am able to confirm that the cracking noted is only minor shrinkage and not an indication of any significant problem and areas can be filled and made good when redecorated. ”

Still wasn't confident with his reponse as there was still no explanation on why it was missed in the original survey. Had a structural engineer look at it and he confirmed that there has been(though not recent) some movement to the sides of the property with the cracks, possibly due to leaked drainage washing away sand soil.

He advised that it's unlikely shrinkage due to their size and you'd expect shrinkage cracks with recent plaster work or newly built property.

He's recommended (though awaiting full report) getting a drainage survey (a camera is used to look into the manhole) to ascertain if thats the cause of the issue but I'm going to have to pass it back to the vendor as I might just call it a day (as much as I love the place).

[Deleted User]

Thanks for the update. There are similar (though smaller) cracks in the property I'm buying - awaiting the survey next week. So useful to know, will definitely flag this up with my surveyor.