Mid terrace- cracks to lintel and render- structural?

Jb2609

We are in the process of buying this house but wanted some opinions before we pay for a structural survey, as seller isn’t willing to drop the price by more than £5000.

There is a crack above the window and in the tender? Also upstairs the wall has been boarded over , as if to hide something potentially? 

Here are the pics, opinions appreciated 😊

Jb2609

..........

FreeBear

The paving along the front wall is partially blocking what looks like an air vent for the suspended timber floor. This is going to compromise the under-floor ventilation and also cause problems with penetrating damp. Some idjit has already had a go at "fixing" damp judging by those silly little round bits of plastic in the wall - A variation on the schrijver damp proofing system. For an overview of this, and the other so called damp "cures", have a read of this - https://www.heritage-house.org/damp-and-condensation/all-about-the-pca/the-damp-con-collection/the-schrijver-damp-proofing-system.html

Fixing any damp along the front of the house is going to be an impossible task as that path looks to be council owned. Normally, I would have suggested installing a French Drain, but you will not be able to do that. Coupled with the cracked lintel, I would suggest giving this property a wide berth and look for something that doesn't require expensive works.

Section62

Jb2609 said:

We are in the process of buying this house but wanted some opinions before we pay for a structural survey, as seller isn’t willing to drop the price by more than £5000.

I would get a structural report before buying.

It isn't entirely clear whether the crack above that window is in a lintel, or if the window surround is a pre-cast unit, or if the 'surround' has been created only by the application and shaping of render (e.g. similar to very basic pargeting).

I'd be suspicious the render/roughcast/tyrolean has been applied to cover up something nasty.


It also looks like you have some rust spots on the wall.  That can be a symptom of aggregates which are contaminated with ferrous materials (among other causes).  If so, that could require the whole coating to be stripped off and redone to fully resolve.


Are there any other buildings on the road that look the same, or is this a one-off property?

Jb2609

Thanks guys. It looked like the floor of the room with the vents had been boArded over, hiding something too, and the whole property does have damp which we had a quote for for around £7000 but it’s been budgeted in. However the things you guys have suggested are what we suspected and it is perhaps best to walk away. 

I found a picture of the property listed in 2001 with the same crack so it is a long standing thing, no other properties appear to have any defects on the street however. 

Jb2609

2001 .

....

stuart45

It might not be too serious.

FreeBear

Jb2609 said: and the whole property does have damp which we had a quote for for around £7000 but it’s been budgeted in.

Please tell us that £7K wasn't for injected DPC and waterproof render/plaster internally...

babyblade41

FreeBear said:

Jb2609 said: and the whole property does have damp which we had a quote for for around £7000 but it’s been budgeted in.

Please tell us that £7K wasn't for injected DPC and waterproof render/plaster internally...

I will save you most of that 7k and probably cure your damp in a day

 @FreeBear, I fear that is exactly what they mean 

As this looks like a renovation job that crack may not be too bad, Ive saved you thousands already !!

Jb2609

This is the quote:

”

Chip off 1m high the entire ground floor excluding bathroom.

Treat masonry

Apply salt render to walls where required

Tank all walls

Apply lime based undercoat

Apply skim finish to all walls on the ground floor excluding bathroom

Fit 1no passive air vent

Provide 30 year guarantee

Total £7155.00. “

It’s almost the entire downstairs that has damp.  Is this to much? Thank you  

babyblade41

To cure damp firstly you need to find out where the damp is coming from.

Once you have found the location then remedy it ... many places water will find its way in., guttering, chimney breast , breaching of the DPC etc . Rising damp is very much unlikely , I actually don't believe in rising damp.

What are the skirting like ,are they rotten?

Once the ingress is found and it has cured then re-plaster where necessary.

I had my walls crumbling when I bought my current house through a very bad case of damp and being empty for 18 months .  Re-pointed chimney breast, dug away from the DPC , removed an aerial cable  , cleaned guttering and repaired other points.

Leave everything for a couple of months through the summer then got the rooms re-plastered . we paid 450.00 per room but we are in SE and this included ceilings