Estimated cost of repair to wall & plaster?

Egwene88

Hello,
We've just put an offer in on a house we love - it's a project but that's what we're looking for. However, at our second viewing we noticed a few bigger things that are going to need repairing. If our offer is accepted we'll get a full Level 3 structural survey but wondering if anyone has any experience on how much these will cost to fix? Or rough quotes? Thanks in advance!

Issue 1: Hole in rear wall to insert some sort of pipe (any idea what it was for?!) & cracks in brickwork radiating out from the hole


Issue 2: Big cracks in plaster near windows (it's the same in 2 different rooms)


Thanks again!

BJV

Get a structural survey. They could be recent or they could be historical. Recent could mean that there are more issues just about to show themselves. A surveyor will be able to tell you. How far down do the cracks go? 

They could be something or nothing. Equally, you can use the defects they find to help lower the price. 

FreeBear

With the first crack - Is there a large window or patio door directly below ?

If so, it could be an indication that a lintel on the outer leaf is required (or has failed) - Quite a common problem when uPVC windows have replaced rotting old timber frames on properties built prior to the 1970s.

The hole in the wall could well have been for an air conditioner - Unless you plan on using one yourself, reinstating the four or five damaged bricks shouldn't cost a fortune. It will be as well to plug that hole as it will be a major source of a cold draught and suck heat out of the room during the winter months.

cymruchris

The big pipe as above could have been for one of those portable air conditioner units whereby the exhaust pipe usually hangs out a window. It might be they made it a more permanent fixture by creating the hole. How does it look on the inside? Is it just above skirting board level? You might want one in the summer months when it gets very hot. (If you're confident you don't - get it removed, and the damaged bricks replaced).

In relation to the window cracks - Many older houses do move a little between the cold of winter and the heat of summer - and not to the extent of it being a problem - but can result in cracks in plaster around things like windows. It would be useful to find out if this is just really old plaster that over the years where the house has expanded and contracted have just been left unattended, or whether it's something more recent and needs further investigation.

If you're not sure then get a professional to look it over as they'll know what to be looking for and where.

stuart45

The brickwork looks like it's dropped slightly, so could well be a lintel problem.

Egwene88

Thanks for all the helpful responses! That's a very good thought about an air conditioning pipe... It's strange because the hole hasn't been plugged and a radiator has been installed right in front of it inside. 
If our offer is accepted we'll definitely get a structural survey ASAP, but (in an ideal world where its not connected to any bigger problems!) does anyone know what order of magnitude of cost I'm looking at to remove the pipe and repair the brickwork? Thanks!

Ganga

Was the hole not an exhaust/flue pipe for a gas wall heater ,the people next door had a one in their living room and took it out and had the wall repaired by a bricklayer.