Construction works to one property can sometimes result in cracking, plaster damage and movement being reported within the neighbouring building.
The difficult part is establishing what damage is new, whether it is still moving and what should reasonably be done to put it right.
That is where a Defect Analysis inspection can help.
In a recent case Stokemont assisted on, damage was reported across several flats following construction works to an adjoining property. The initial inspection identified fresh cracking and localised plaster damage, including hairline and stepped cracking around walls, ceilings, partitions and chimney breasts.
Establish the Condition Early
When neighbouring works are underway, usually under the Party Wall Procedures, having a clear record of the condition of the property can be extremely important.
In this case, the cracking appeared relatively fresh, with clean crack lines breaking through recently decorated finishes. Elsewhere, localised blown plaster and additional cracking were also identified.
The original inspection therefore provided a useful reference point against which the condition could later be compared.
Why a Return Inspection Matters
Cracking does not always mean that movement is continuing.
A return inspection was undertaken after the adjoining construction works had progressed. The important finding was that the previously recorded cracks had not materially widened or worsened.
A similar position was found elsewhere, with the report concluding that the previously noted cracks and defects had not widened or worsened and that the timing was appropriate for repair and making-good works.
That distinction is important. If movement is continuing, repairs may simply crack again. If the condition has stabilised, it becomes much easier to plan proportionate making-good works.
Movement Does Not Have to Be Severe to Cause Damage
The original inspection concluded that there had likely been a combination of direct disturbance to the party wall and light structural movement or adjustment elsewhere within the building.
Our report also advised that older properties with relatively narrow party walls can be more susceptible to movement. In this case, the movement did not appear severe, but it had nonetheless resulted in visible damage.
That damage included hairline cracking, stepped cracking, debonded plaster and damaged decorative finishes.
Minor movement can therefore still lead to a meaningful repair liability.
Making Good the Damage
Once movement has stabilised, repairs can generally move forward.
In this case, the recommended approach included:
- Opening the cracks slightly, filling them with suitable plaster filler, sanding and redecorating the affected surfaces.
- Where plaster had debonded or blown, the damaged material would first need to be removed before the area was reinstated and decorated.
- An important practical point is that repairing only the immediate crack may not always produce an acceptable finish. Fresh paint can stand out against older decoration, so it was necessary to redecorate the wider wall or room to achieve a reasonably uniform appearance.
The Cost Can Extend Beyond the Crack
The return inspection placed the collective cost of making good across the affected flats at approximately £12,000 plus VAT.
This is why apparently modest cracking can still become a meaningful issue between neighbours.
The financial position may include:
- plaster and decorative repairs;
- replacement of damaged finishes;
- contractor attendance;
- professional surveying costs; and
- potentially legal costs where responsibility remains disputed.
A proper record helps ensure that discussions are based on the actual damage rather than assumption.
Where the Party Wall etc. Act 1996 Comes In
Certain types of construction work affecting a party wall require the procedures of the Party Wall etc. Act 1996 to be followed before the works commence.
Where the Act applies, the process would ordinarily involve service of the appropriate Party Wall Notice. If a dispute arises, Party Wall Surveyors can be appointed and a Party Wall Award agreed.
A Schedule of Condition can also provide an important record of the neighbouring property before works start.
Our report recorded that Party Wall Notices had not been served. It also noted that the Act is not retrospective, meaning the damage position would instead need to be dealt with through common law once the relevant works had already taken place.
This demonstrates the value of addressing Party Wall matters before construction starts rather than after damage has occurred.
Why Defect Analysis Matters
Where building works are suspected of causing damage next door, the key questions are usually:
- was the damage already present?
- does it appear new?
- is it consistent with the adjoining works?
- is movement still occurring?
- what repairs are reasonably required?
- what is the likely cost of making good? and
- who should ultimately meet that cost?
A Defect Analysis Report provides an independent record from which those questions can be addressed.
In this case, the combination of an initial inspection and later return visit helped establish both the nature of the damage and the fact that it had subsequently stabilised.
If neighbouring construction works have caused cracking, plaster damage or other defects to your property, 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 earlier the condition is properly recorded, the easier it is to understand what has changed, whether movement is continuing and what should happen next.
