Cracking inside a property can sometimes be dismissed as routine movement.
However, when cracking is accompanied by uneven floors, movement around window bays, debonded finishes and external masonry defects, the issue may be more significant than simple decoration.
That is where a Defect Analysis inspection can help.
In one recent case, a leasehold property had experienced ongoing internal damage, with cracking and floor movement affecting several rooms. There was also evidence of movement externally around a rear bay and surrounding masonry.
The important question was not simply whether cracking was present, but whether the defects formed part of a wider building movement issue.
The Internal Signs
The internal inspection identified a number of defects consistent with movement within the property.
These included:
- cracking to walls and junctions;
- uneven and undulating floors;
- localised debonding of finishes;
- cracking around window bays and openings; and
- localised damage to fixtures and finishes.
Individually, some of these defects may appear relatively minor.
Taken together, however, they begin to form a pattern which warrants closer investigation.
What Does BRE Guidance Tell Us?
One useful reference point when assessing cracking is BRE Digest 251 – Assessment of Damage in Low-Rise Buildings.
The Building Research Establishment (BRE) is a UK organisation that undertakes research and publishes technical guidance for the construction and property industries. Its guidance is widely referenced by Surveyors, Structural Engineers and other built-environment professionals when assessing building defects.
BRE Digest 251 provides a recognised framework for assessing cracking and broadly categorises damage as follows:
- Category 0 – Negligible: hairline cracking below approximately 0.1mm;
- Category 1 – Very slight: cracking up to around 1mm;
- Category 2 – Slight: cracking up to around 5mm;
- Category 3 – Moderate: typically 5mm to 15mm, or several cracks of around 3mm;
- Category 4 – Severe: typically 15mm to 25mm; and
- Category 5 – Very severe: generally over 25mm.
However, crack width should never be considered in isolation.
The location, pattern and number of cracks, whether they are changing over time and whether there are associated signs such as uneven floors, distortion or sticking doors all need to be taken into account.
The BRE categories are therefore a useful reference point, but the wider context of the building remains essential.
The External Inspection Told the Bigger Story
The external inspection identified more significant movement around the bay windows, lintels and adjoining masonry.
Cracking was present through rendered areas, together with localised debonding and deterioration of the external finish.
In some locations, the underlying construction had also become exposed to the weather.
This external evidence helped provide greater context for the cracking and unevenness being experienced internally.
It demonstrated why a defect should rarely be assessed in isolation.
Find the Cause Before Repairing the Symptom
Where building movement is suspected, simply filling cracks and repainting is rarely the correct starting point.
The underlying cause first needs to be understood and, where necessary, stabilised.
Depending on the findings, this may require input from a Structural Engineer and could involve localised reinforcement, rebuilding, structural restraint or another engineered repair solution.
Only once the movement has been properly assessed and addressed should the consequential internal damage be made good.
Otherwise, there is a risk that cracks will simply return.
The Cost of Putting Things Right
The necessary repairs in cases such as this can extend well beyond simply filling cracks.
Depending on the extent of the damage, works may include:
- plaster repairs;
- redecoration;
- floor levelling and reinstatement;
- repairs to fixtures and finishes;
- external structural works;
- temporary accommodation;
- storage; and
- professional cleaning.
The indicative overall repair exposure in this case was in the region of £30,000 to £40,000, subject to contractor quotations, VAT, structural input and any further investigation required.
This demonstrates why understanding the full extent of a defect is so important.
What may initially appear to be a series of relatively small internal issues can sometimes be linked to a much wider building problem.
Why Insurance Can Become Relevant
Where cracking is associated with suspected subsidence or structural movement, buildings insurance may also become relevant.
UK insurance industry data has indicated that the average domestic subsidence claim can be in the region of £20,000.
That is an average rather than a guide to the likely cost of any individual case. Some claims may involve relatively modest repairs, while more serious cases can require prolonged monitoring, specialist investigations, structural works and temporary accommodation.
Subsidence claims also commonly carry a higher policy excess than other types of household claim, although the exact amount will depend on the individual policy.
Where movement may be insurance-related, it is therefore sensible to understand the nature and extent of the defect before undertaking significant repairs or making assumptions about liability.
Who Is Responsible for the Repair?
In leasehold properties, identifying the defect is only part of the issue.
Responsibility for repair can depend heavily on the wording of the lease.
Items such as the main structure, external walls, load-bearing elements, principal timbers and roof may fall within the freeholder’s repairing obligations rather than the individual leaseholder’s.
Where an external structural defect is contributing to internal damage, reviewing the lease can therefore be an important part of the investigation.
This can have a significant effect on who is responsible for arranging the work and ultimately meeting the cost.
Why Defect Analysis Matters
A Defect Analysis Report should do more than identify cracks.
It should help establish:
- what is actually moving;
- whether the defect is isolated or part of a wider issue;
- how the cracking compares with recognised guidance such as BRE Digest 251;
- whether structural input is required;
- what repairs are likely to be necessary;
- what the likely financial exposure may be; and
- who may ultimately be responsible for putting the defect right.
A good inspection is about following the evidence.
Much like a detective, the Surveyor needs to look at the visible symptoms, understand how they relate to one another and work backwards towards the underlying cause.
If you are experiencing cracking, uneven floors, movement around bay windows or defects that continue to return after previous repairs, our Instant Quote service allows you to obtain pricing quickly and arrange a Defect Analysis inspection.
Get your Instant Quote today and arrange a Defect Analysis inspection with Stokemont.
The visible crack is often only the clue. The important part is discovering what is causing it, how serious it is and what needs to happen next.
