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Homebuyer_londonNW
Posts: 10 Forumite
]Hi All,
We are in a process of a buying a house. We found out on our 2nd visit along with the builder that all rooms with (no exception) has horizontal, vertical and arch cracks on the walls and external wall. The external wall is half brick and half rendered and both surface has cracks. The brick work has two minor stair step cracks . There is a huge old tree as well within the 6 feet from house. We have been informed by vendor that these are settling down cracks as the house for built in 2006. The builder thinks it’s structural movement which can be rectified by underpinning foundation but he said it’s most likely the cracks will be back in few years. We obviously should go for a structural survey but usually such reports are on the fence with survey taking no responsibilities and lots of ambiguities. So wanted a personal opinion or experience anyone has had with their homes. Sorry for the long post but we are torn between withdrawing or going ahead. Thanks. I have pictures of the cracks but not sure how to Attach.
We are in a process of a buying a house. We found out on our 2nd visit along with the builder that all rooms with (no exception) has horizontal, vertical and arch cracks on the walls and external wall. The external wall is half brick and half rendered and both surface has cracks. The brick work has two minor stair step cracks . There is a huge old tree as well within the 6 feet from house. We have been informed by vendor that these are settling down cracks as the house for built in 2006. The builder thinks it’s structural movement which can be rectified by underpinning foundation but he said it’s most likely the cracks will be back in few years. We obviously should go for a structural survey but usually such reports are on the fence with survey taking no responsibilities and lots of ambiguities. So wanted a personal opinion or experience anyone has had with their homes. Sorry for the long post but we are torn between withdrawing or going ahead. Thanks. I have pictures of the cracks but not sure how to Attach.
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Comments
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Is there a compelling reason that you want this specific house?
If not, then walk away. There's already enough doubt in your mind.1 -
Thanks so much thats what the mind says but we have been looking for 2 years now. This house is everything I wanted. Ticks all my boxes. Just don!!!8217;t want to let it go if it!!!8217;s not a structural just settling down which is considered normal with new builds. But you are in fact right about not proceeding with doubts in mind. It!!!8217;s all our life savings. Agent saying that this is normal with houses in this area.0
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All houses have some cracks to an extent. The older it is the more cracks you can expect!
However a house that it 14 years old shouldn't be getting any new cracks and whilst is possible that they are settlement cracks it does sound like maybe there are a few too many if its every room and externally. (Have a look a recently built newbuilds!)
Its strange that a new build would be built so close to an existing old tree? Im suprised this was allowed, go to the council website and look up the planning application for the original build see what it says about the ttee.
I wouldnt bother with a structural engineers report either for the exact reason you mention. Maybe go back with a different builder for a second opinion?
Finally if you do really love this house then get quotes for the worsed case scenerio, ie underpinning/repairing and re negotiate your offer to take this potential work into account. Then once moved in repair all the cracks and see if they come back.0 -
A large tree 6 feet away from the house sounds like an issue waiting to happen and may have caused some of the existing cracks. What diameter is the trunk? What variety? What type of soil are you on. If it's clay and you get a dry summer you could get significant movement. I'd expect any survey to highlight this as an issue for further investigation.0
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Something I used to look for when buying renovation properties was whether cracks go to the corner of the house.
Here is an example
And whether there were cracks around windows. Here is an example
I am not qualified in any way to give advice on this sort of thing. This is just something I used to look for on projects I took on.
Are the cracks hairline or are there gaps where you could maybe fit a coin in sideways?
These are things that I would be looking at. If they are all there, I would walk away. If some are there, I would take it on a case by case basis and get someone more qualified in to help me out.I am a Mortgage AdviserYou should note that this site doesn't check my status as a mortgage adviser, so you need to take my word for it. This signature is here as I follow MSE's Mortgage Adviser Code of Conduct. Any posts on here are for information and discussion purposes only and shouldn't be seen as financial advice.0 -
Cracks and some settlement are pretty normal but that sounds concerning to me. I have heard (and I stress that I do not have specialist knowledge in this area) that step cracks can indicate the wall ties have gone.
I would be very wary given it's not even that old, and I believe underpinning can be very expensive.
Have you really not seen any other houses you like in the past 2 years? Is this a bargain? I know you'll be disappointed but if it's a bargain there could be a good reason why.0 -
Thanks so much for your kind replies. I am amazed as how everyone is pitching to help us.
Attaching few pics of the cracks. Husband says tree is atleast 8-10 feet away( maybe I am wrong at estimating distance) . Pic shows the distance between the house and tree.
Today agent has sent a email which says that a NHBC technical support who confirm the property has pile and ground beam foundation solution. He has attached the email
Since I am a new user it’s not allowing to add a Dropbox link. Any idea??
Thanks a ton0 -
Just need to make it look not like a link - add some spaces or similar.Homebuyer_londonNW wrote: »Since I am a new user it's not allowing to add a Dropbox link. Any idea??0 -
The current owners should be claiming on their buildings insurance to have any work done. If this is the path you take then make sure that their insurance company is prepared to continue cover on the house, under your ownership.
Believe me, I've been there. The reason I was able to find a buyer prepared to take on the house was the fact that my insurers agreed to continue cover after all underpinning and remedial work was done.1 -
The vendor wants you to buy the house. The estate agent (working for the vendor) wants his commission. Take whatever either of them tell you about "settlement" cracks and foundation "solutions" with a large pinch of salt, and rely on your own due diligence and your own experts.0
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