Subsidence in home survey - how common?

o_johnston

Hi, just sale agreed on a home and the bank valued it at the same price we paid, but noted that it has "slight subsidence", which has been repaired previously by the vendor and the bank is satisfied that it's more a long term concern.

However, I got a level 3 home survey which recommends consulting a structural engineer for subsidence at the front, as well as for cavity wall ties which are possibly corroding. The cavity wall isn't as much an issue as I'll likely get cavity wall insulation done anyway, but just wondering how common it is for subsidence on a level 3 survey. The house doesn't have any visible cracks that I could see, but the surveyor took photos of "moving brickwork".

Thanks for advice!

greatcrested

'Long Term' subsidence probably means it happened ages ago and is not ongoing. If it was ongoing, that would recent subsidence!

But the only way to check if subsidence is ongoing is to measure it ie size of crack/evidence over a period of, say, 12+ months.

If the lender is happy, that's a prety good indication, but you can always get a specialist report from a Structural Engineer.

Cavity wall insulation will not resolve any issue there may be with cavity wall ties!

Indeed, cavity wall insulation can cause problems so do a lot of research before taking a decision.

How common? It happens.

the surveyor took photos of "moving brickwork"

What do they show? Can you post the pctures?

o_johnston

Screenshot from survey report.

o_johnston

greatcrested said:

'Long Term' subsidence probably means it happened ages ago and is not ongoing. 

Cavity wall insulation will not resolve any issue there may be with cavity wall ties!

Indeed, cavity wall insulation can cause problems so do a lot of research before taking a decision.

Thanks! I wasn't planning on fixing the walls with insulation, but had planned on getting the insulation done prior to the survey and figured the same person could do both?

greatcrested

First photo shows older pointing, so no rcent repairs trying to 'cover up' anything. Whatever issue is there is very minimal. I'd not be concerned.

Second photo shows installaion of replacement UPVC window. This probably replaced a wood-framed window. The wood frame would have had the strength to support the brisckwork above, which UPVC often cannot. The brickwork above has already been replaced and/or re-pointed - how long ago? If any length of time, and given minimal signs ofmovement, nothing to worry about. If recent, and cracks appear aging, then worst case, you'd have to insert a supporting beam above the window. Not difficult or excessively expensive, and frankly probably not necessary at present.

o_johnston

Thanks so much! That's put my mind at ease. I'll still contact a structural engineer, but I was worried the house would crumble or something if I didn't have the concrete/resin injections to the foundation.

greatcrested

As a caveat, I'm not an expert. Just picked stuff up from (far too many) years on this site!

If FreeBear see this, they are better qualified to comment.

Arklight

Your issue is more likely to be problems gaining insurance on a  problem with historic movement. You can not declare this, of course, but it is well documented now and evidently visible and long term enough for an insurer to smell a rat if you need to make a claim for fresh movement down the line (or anything else they decide they'd like to find a way out of covering).

For all the, "oh it'll be fine nothing to worry about" advice there is a counter-story. I pulled out of a property with similar issues including the wall ties (partly due to the problems with insurance and partly due to the dishonesty of the vendors). I was confidently told I was mad and it was the worst financial choice I'd ever make by everyone including family in the building trade. The house did sell in the end for less than I was going to pay. 2 owners later and it is now collapsing slowly into the void beneath one end of it and is vacant and unsellable.

stuart45

Good that you went with your own feeling for the property.  With old houses people often say things like ' it's been standing for 200 years so it must be sound'.
Bay windows often suffer from movement problems for a number of reasons. 
How long is the spirit level in the photo?

o_johnston

stuart45 said:

Good that you went with your own feeling for the property.  With old houses people often say things like ' it's been standing for 200 years so it must be sound'.
Bay windows often suffer from movement problems for a number of reasons. 
How long is the spirit level in the photo?

No idea, that's the photo in the report so that's all I can go on. To be honest i can't really tell what I'm supposed to be seeing from the photo.

stuart45

o_johnston said:

 To be honest i can't really tell what I'm supposed to be seeing from the photo.

The level should touch the brickwork at the top, and the gap at the bottom shows how far out of plumb the wall is. If it's a 6ft level the wall is less out than with a 4ft level. Looks like a cheap level, so it may be out.