Subfloor void and wall cracks survey concern

Membub

Hi, any thoughts on these survey findings?

Level 3 survey report on a late Victorian house we have put an offer in, a few tings came up but our main concern is  things that have been marked as condition rating 3 needing urgent attention

1. the cracks on the wall

2. the subfloor void ventilation concern

Is this something we should nromally get independent specialists in to check? The floors are tile/ laminate overlying the floorboards so I don't think checking the subfloor void would be easy. 

Here's what the survey said about:

The cracks;

"There are fine, and hairline cracks running through the wall on the side of the lintels to the kitchen window, and the kitchen door, the cracks are an indication of possible subsidence in the area that may or may not have settled. More intrusive checks, such as a trial pit to the foundation would be required to determine whether the settlement is gone through to the foundation, this falls outside the scope of our commitment under this contract.

Given the number of cracks on the brickwork, especially at the back of the property, We are not able to rule out the fact that the property could still be undergoing further settlement or have underline structural failures at least in the back walls. Further, more intrusive checks or long-term monitoring required."

The subfloor void

"The ground level to the side and side and rear elevation is too high and may allow bridging of the damp proof course in the event of wet weather. You should allow for reducing ground levels to at least 150mm below the DPC level or alternatively, install drainage along the external wall discharging to the closes surface water gulley.

The property features air bricks. Air bricks are used to ventilate the subfloor void, which holds host to the suspended timber flooring inside the property. These should ideally be kept clear and 150mm away from the ground during construction. This height can be estimated at two or three bricks. This is not the case with the subject property, meaning they are prone to damp in areas. If water is allowed to enter the subfloor void, then the condition of the internal floor timbers should be brought to question. I would recommend further investigation into the condition of the subfloor void."

Thank you

ciderboy2009

There's nothing there that I wouldn't expect on a house of that age,  It just sounds like you will need to do some digging when you move in to get the ground level down.

FreeBear

ciderboy2009 said:

There's nothing there that I wouldn't expect on a house of that age,  It just sounds like you will need to do some digging when you move in to get the ground level down.

But Victorian houses do not generally have very deep foundations. Going down ~150mm below the DPC may well expose the footings. If this is the case, then you go as far as practical - With my house (late 1920s build), I dug a trench ~200mm wide and ~150mm deep. This exposed the footings, so back filled the trench with gravel so that the surface was ~75mm below the DPC.

Membub

Thanks for your replies, nice to have other sets of eyes on it