crack in the wall, worrying?

sofarbehind

The house is a victorian semi, I've been here for 3.5 years. This crack wasn't visible when I bought because as I can see now it had obviously been repaired and room repainted. This appeared about 18 months ago. It's in a spare room I rarely go in so it could be that I just hadn't noticed. Over time it looks as though it has become a little wider and is starting to worry me. It's between the start of the roof and the interior dividing wall ( on the left). 

I'm going to get a surveyor to have a look when lockdown ends - my recommended contact is shielding so I will have to wait a little. I know there is no definitive answer without this but it's been playing on my mind because I am a natural worrier. Just wondered if anyone with any experience thinks this is likely to be a problem? Hopefully the photo will attach properly... thanks!

FreeBear

Has the property had the roof replaced at any point ?

If so, do you know what type of tiles have been used ?

theartfullodger

Yes, worry about it.

But if it's stood there since Victorian times it's probably ok.  Owned an Edwardian terrace in the '70s.  In summer, when ground dried out, big cracks appeared (less than a mile from the Thames, flat ground).  Come winter cracks closed up.  Whole street had very shallow foundations.  What's odd with your snap is that's presumably a recent picture.  Any building works nearby in last couple of years?

macman

Is this an exterior wall or interior? Structural or partition? If exterior, is there any exterior sign of cracking?
If not, then most likely its just the plaster.

sofarbehind

Thanks for your comments everyone. In answer to the questions:

I'm not sure about the age of the roof - looks like slate tiles to me and is in reasonable condition but I can see a bit of moss growing up there.

No nearby building works at any point. The crack is on an exterior wall, sorry I should have mentioned that. The exterior of the house is rendered but I can see no signs of cracking outside..for now!

Thanks for reply.

staffie1

My guess is it's the plaster. With it being solid brick, if it was the wall, I'm sure you'd see something from outside. I bought a 1930s house which had been replastered and decorated before I bought it. After I'd been there about 18mths - and presumably after it had fully dried out (I have the rooms really warm in winter) - a crack not dissimilar to yours appeared near the top of the wall over the door. Looked quite shocking, as it was quite wide. Filled it and redecorated.

NameUnavailable

Just monitor it - if the crack starts to get wider then worry!

If the wall has been replastered it's quite likely that modern plaster material has been used rather than lime based, which could also be partly to blame.

staffie1

Another point to think about is that cracks caused by subsidence in solid brick walls tend to take on a 'staircase' pattern, as it's the mortar between the bricks that moves. I'm not an expert, but I've seen the same pattern many times when looking at properties affected by ground movement. 
As a previous poster said, the house has been there a very long time with no recent significant nearby groundworks. So, unless the immediate area has been unusually affected by flooding, for instance, the case for subsidence now is limited, in my humble opinion.

Hannimal

Get the survey done because you are a natural worrier. Then you can stop worrying about it. If you feel like you can get over the worry without a surveyor coming over then just monitor it. Don't get a whole survey, just chat with a surveyor and see what they think. No point in paying for the whole thing unless you absolutely need to. 

FreeBear

sofarbehind said: I'm not sure about the age of the roof - looks like slate tiles to me and is in reasonable condition but I can see a bit of moss growing up there.

Wouldn't worry too much about the moss, but you might want to check & clean out the gutters from time to time.

With the (presumably) original slates, roof spread due to inappropriate/heavy replacement tiles can be ruled out. Although there could be a structural defect in the roof causing movement in the upper wall. - Your surveyor should be able to confirm what the problem is if indeed there is one. Most likely it is just movement due to the cold and the crack will close up once the warmer weather gets here.

sofarbehind

Thanks everyone.
I noticed this about 18 months ago and have been monitoring it. It's definitely a little wider than when it first appeared and it doesn't 'close up' with the weather. I think for peace of mind it would be good to ask an expert when I can safely get someone out.

The jagged shape of it worried me bit, I wondered if it was in the 'jagged' pattern that staffie1 mentions. Thinking about it, the outside of the house nearby leading into the garden has paving slabs and they have obviously moved/sunk but were like that when I moved it. Not sure if that is remotely relevant!

I'm glad it's not screaming 'subsidence' to everyone...