Cracking in walls - do I need to notify insurers?

owly11

I recently moved to a new house at the end of last year.  A few weeks a go we started noticing cracks both inside and outside the house that looked fairly serious.  I therefore got a structural engineer to have a look.  They asked us to check the drains before the visit and this revealed a blockage that has now been cleared.  The engineers' view is that the long hot summer has cause the clay to dry out, possibly exacerbated by the blocked drain having previously caused excessive dampness, and possibly also exacerbated by nearby tree roots drying out the soil further.  However, they also noticed that the movement centred around a disused door way that for various reasons is weakening the building at that point.  I think their report is therefore going to advise bricking up the doorway and removing the porch to strengthen that part of the building.

Their view is that now the drain is cleared and with this extra work the problem will resolve, especially now we have started to get some rain.

I haven't contacted the insurers yet as I wanted to see the extent of the problem.  Now that I know what is needed, I prefer to pay for the works myself, rather than make a claim on the insurance.  However, I am not sure if I am obliged to notify my insurers of the cracking and/or the report I have had done.  Obviously if I were to take out a different insurance at renewal time I would likely have to answer questions about previous cracking.

My question is, am I obliged to notify the insurers?  And if I do need to - how would I do so without triggering a claim?  Any advice on the implications of notifying/not notifying would be very welcome.

dunstonh

Cracking in walls - do I need to notify insurers?

We live in an old house on clay and cracks open up every time there is a drought year.  Some look serious but are not.   Every house in the area is the same.     The external cracks are periodically repointed with helifix ties used.  They tend not to reopen.    The internal cracks are filled with a flexible filler and repainted.      One room is particularly bad but that is beacuse some bright spark removed the old lime plaster many years ago and put hard plaster in.  It removed the ability to flex.  So, inevitably, the plaster goes ping every time the clay shrinks.     In time, we will remove all the plaster in that room, repoint and use ties on the internal bricks and then put up internal insulation and boards in its place.   No more visible cracks.

In the majority of cases with properties on clay, it is not scary. It is normal.

We never use the insurance company as its routine maintenance to be expected with a house of its type.   So, there is never a notification of a claim.  However, the insurer are aware that the house is prone to movement but is limited to period cosmetic repairs.  They have a copy of the structural report we obtained when we bought the place and its movement grading.  They did not increase the premiums or put any clauses in.

Movement is not a scary word for insurers.  Subsidence is. 

owly11

However, the insurer are aware that the house is prone to movement but is limited to period cosmetic repairs.  They have a copy of the structural report we obtained when we bought the place and its movement grading.  They did not increase the premiums or put any clauses in.

Thank you that's really helpful.  When we had the survey done nothing was ever mentioned about movement and no movement grading was given - was there a particular reason you asked for a movement grading or was it something the insurers required?

We can see that it's a recurrent problem because when we opened up an area of the render it had been helifixed before.  However, I think the engineer said that the cracking went into the brick as well and that's why she thought it was more serious and why she's suggesting the strengthening measures as well of bricking up the door. 

So thinking about it, a subsidiary question is - do we need to notify the insurers of the bricking up of the door - I guess we probably will since it will likely require building control involvement?

dunstonh

Thank you that's really helpful.  When we had the survey done nothing was ever mentioned about movement and no movement grading was given - was there a particular reason you asked for a movement grading or was it something the insurers required?

The property had iron ties from early 20th century in one wing of the house, there also some historic, poor quality repairs externally (concrete mortar used instead of lime mortar) and some cracks that had yet to be repaired.   The floor in that wing slopes.  So, historic movement was evident and we wanted to ensure it would not be an issue for us.

So, we initially got a full survey that recommended some action, including asking a structural engineer to look at it.   That then happened, and they made some recommendations.   Structural engineers have a grading system, which he used to describe the movement.  

if its within the grades classed as cosmetic, then all is good.  Even though some of the cracks internally on the plaster make you think otherwise.

We can see that it's a recurrent problem because when we opened up an area of the render it had been helifixed before.  However, I think the engineer said that the cracking went into the brick as well and that's why she thought it was more serious and why she's suggesting the strengthening measures as well of bricking up the door. 

Most of ours followed the mortar lines.  Although the odd brick was cracked.  In those cases, the bricks were replaced.  A number of bricks had suffering spalling and the weak ones tend to crack.    We plan to brick up a window (to be replaced with a Velux roof window) and all the window and door arches will be strengthened when each one is replaced over time.    The insurer does not need to know.

So thinking about it, a subsidiary question is - do we need to notify the insurers of the bricking up of the door - I guess we probably will since it will likely require building control involvement?

The question you will have to answer correctly is you have come across evidence of historical movement and repairs after you noticed some minor cracking during the drought and you intend to improve these further as part of routine maintenance.     i.e. you now know that there has been some history but didn't previously but as you are now aware of it, you are going out of your way to make sure there are no future issues and at no cost to the insurer.

owly11

@dunstonh perfect - thank you so much.  Very very helpful

Smithcom

Dunstonh makes some very good points, however, when insurance contracts get into technical detail, one has to be careful.

-  Personally, I would ensure that you have your structural engineer's comments in writing.   Sounds like it's (possibly) not a subsidence issue, so insofar as a claim is concerned.  If that's the case, possibly no need to contact the insurer

-  At renewal date, you will need to check what the insurer's Statement of Fact says about cracks.   If no Statement of Fact, please check the last proposal form that you completed.

You need to be sure that you disclose information correctly in accordance with CIDRA

Please also check your insurer's wording re reporting of claims/potential claims.   I am absolutely not advocating making a claim at this stage (because that could cause it's own future issues for you), however, please be mindful that insurers could get grumpy if the matter develops into a de facto subsidence issue and a claim has not been made in accordance with policy conditions.

Tricky situation to manoeuvre. Lots of ifs, buts and maybes.   Be careful

SC