More advice needed on cracks

verytired11

I posted recently about cracks in my house that I am selling.  Most are hairline cracks and the house clearly needs redecorating, so the buyer will be aware from the viewing that he will need to get the whole place redecorated.  However, there are some cracks that although hairline, run right across the ceiling near the front window.  I have attempted to fill them and made a right pig's ear of it.  The ceiling is dirty so painting white over them has in many ways made it look worse.  The surveyor is coming on Thursday.  I have two questions:  do the cracks look concerning?  And what should I do now - try painting over again, or just leave as is and not make things any worse?  Many thanks for any advice.

fiveacre

It's difficult to tell from the photos, but if they are straight lines then it's likely just the plasterboard moving. Have there been leaks from the room above at any point?

You'd want to fill, sand then repaint the whole ceiling to get rid.

JJR45

As it has gone through the ceiling and cornice I would suspect there has been some movement at some time as plasterboard joints would not go through the cornice. But presumably, they were there when the buyer looked round?

verytired11

fiveacre said:

It's difficult to tell from the photos, but if they are straight lines then it's likely just the plasterboard moving. Have there been leaks from the room above at any point?

You'd want to fill, sand then repaint the whole ceiling to get rid.

Thanks.  The lines aren't straight and extend the whole width of the ceiling, which is why I am worrying a bit.  There's no leak from upstairs as far as I can tell, unless the radiator above is leaking, but I don't think so. No time to repaint the whole ceiling now, so will probably just have to leave and cross fingers.

verytired11

JJR45 said:

As it has gone through the ceiling and cornice I would suspect there has been some movement at some time as plasterboard joints would not go through the cornice. But presumably, they were there when the buyer looked round?

Yes, they were there when the buyer looked, but you never know how much someone has paid attention during a 15 minute viewing slot......

Aylesbury_Duck

verytired11 said:

JJR45 said:

As it has gone through the ceiling and cornice I would suspect there has been some movement at some time as plasterboard joints would not go through the cornice. But presumably, they were there when the buyer looked round?

Yes, they were there when the buyer looked, but you never know how much someone has paid attention during a 15 minute viewing slot......

15 minutes??  Blimey.  People spend longer than that picking a pair of trousers!  Spending hundreds of thousands of pounds on the strength of a 15 minute viewing sounds bonkers.

FreeBear

Cracks in plasterboard normally follows the edges of the boards. These cracks are at an angle and of an irregular pattern. Juding by the cornice, I'd suspect that it is a lath & plaster ceiling. In which case, some cracking is to be expected, but unless it starts sagging, not too much to worry about. That said, the cracks going through the cornice might be of concern - It could just be thermal movement, or something a little more structural (roof spread perhaps). Monitor and see if it gets any worse.

verytired11

FreeBear said:

Cracks in plasterboard normally follows the edges of the boards. These cracks are at an angle and of an irregular pattern. Juding by the cornice, I'd suspect that it is a lath & plaster ceiling. In which case, some cracking is to be expected, but unless it starts sagging, not too much to worry about. That said, the cracks going through the cornice might be of concern - It could just be thermal movement, or something a little more structural (roof spread perhaps). Monitor and see if it gets any worse.

Thanks, it's not sagging, thankfully.  I guess I will just have to wait for the surveyor to do the report.  If I wasn't selling it wouldn't be too much of a worry as it feels more like something to keep an eye on as you say.  However, having the prospect of further investigations, buyer renegotiating price and even worse potentially dropping out, is really stressing me out. I am beginning to understand why people say moving house is one of the most stressful things you can do....