Cracks in Your Walls: When to Worry and How to Repair Them - A Homeowner’s Guide
Gareth Jones • 31 August 2024
Should I worry if my house has cracks in the brickwork, mortar, render or plaster?
Cracks in buildings are a frequent concern for homeowners, especially in the Northwich, where varying weather ground conditions and soil types can contribute to structural issues, especially with the history of brine pumping locally. Understanding what different cracks mean and knowing when to seek professional help is crucial for maintaining your home. This guide explores common cracks, their causes, and solutions
Types of Cracks and Their Causes
- Hairline Cracks: Often appearing in plaster, brickwork or render, these fine cracks are usually due to minor settlement, thermal changes between materials or drying of materials. They are generally cosmetic and easy to repair.
- Vertical Cracks: Common in both internal and external walls, these cracks can result from settling or minor movement. If they widen or appear near structural elements, they might need further investigation.
- Diagonal Cracks: These can indicate more significant issues such as foundation movement or subsidence. They are often a sign that the building’s structural integrity might be compromised. In our experience, drainage issues are the most frequent cause of this type of cracking.
- Horizontal Cracks: Typically found in cavity walls, horizontal cracks can suggest corrosion of wall ties. These should be assessed by a professional due to their potential seriousness.
When to Worry About Cracks in Your Northwich Home
- Width and Change: Cracks less than 5mm wide are often not serious, but those over 5mm, especially if widening, could indicate more significant issues.
- Direction and Location: Cracks following a diagonal path or appearing near windows and doors may require a closer look. Horizontal cracks or those that span across large areas are particularly concerning.
- Local Factors: In the Northwich area, factors such as historic ground instability such as subsidence can affect buildings, additionally in Hartford, Cuddington & Sandiway the soil is of sandy nature, which increases risks of foundation movement and ground contaminants such as sulphate attacks. Regular checks are advised, especially after extreme weather conditions.
Using BRE Digest 251 to Assess Cracks
The BRE Digest 251, or the BRE Crack Guide, provides a framework for assessing the severity of cracks. It categorises cracks based on their width and impact, helping professionals understand whether a crack is minor or requires attention.
Repairing Cracks: What You Need to Know
Repairs can vary depending on the type of crack. Minor cracks can be filled and painted over, while significant issues may need more extensive repairs such as resin bonded helibars or resin based mortars.
Preventative Measures for North West Homes
- Moisture Control: Ensure proper drainage and maintenance around your property to prevent water damage, a common issue we regularly see.
- Regular Inspections: Check your property for new or changing cracks, particularly after heavy rainfall or dry spells.
Professional Advice: Consult with local surveyors or structural engineers if you notice concerning cracks. They can provide tailored advice based on regional factors.
FAQs About Cracks
Q: Are all cracks serious?
A: Not all cracks are serious. Hairline and small vertical cracks are often cosmetic. Larger or growing cracks should be inspected by a professional.
Q: What should I do if I find a crack in my foundation?
A: Foundation cracks, especially horizontal ones, should be evaluated by a structural expert to determine their severity and necessary repairs.
Q: How can I prevent cracks in my home?
A: Maintain proper drainage, regularly inspect for issues, and address any signs of structural movement promptly.
Conclusion
Understanding and addressing cracks in your home is vital for maintaining its structural integrity. By recognising different types of cracks and knowing when to seek help, homeowners can ensure their properties remain safe and sound. For further guidance, contact us on Gareth@Residentialsurveygroup.com
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Explore the critical role of traditional materials in preserving the charm and structural integrity of period properties. This insightful guide by Gareth, Director of Residential Survey Group, sheds light on common challenges new homebuyers face with modern materials in historic homes and offers expert advice on maintaining the authentic beauty of these treasures. Learn why choosing the right materials matters for the longevity and health of traditional homes and how to avoid costly mistakes related to dampness issues.
Introduction: In the heart of Cheshire, Northwich stands as a testament to a rich industrial past, woven intricately into the fabric of its historic homes. From the Victorian elegance to the mid-century modern designs, these buildings carry stories from the 1300s to present day, a period marked by significant architectural evolution. As a local surveyor, my journey through these homes has revealed a tapestry of unique challenges and defects, often reflective of Northwich's vibrant history. Section 1: The Rich History of Northwich Northwich, a town steeped in history, has been shaped significantly by its salt mining legacy, leaving an indelible mark on its architecture. The iconic Anderton Boat Lift, a marvel of Victorian engineering, stands as a symbol of the era's industrial prowess. Additionally, the ICI's influence in Winnington has not only shaped the local economy but also the very homes we live in. This historical backdrop sets the stage for understanding the common defects found in the properties of this era. Section 2: Top Defects to look out for Surveying homes in Northwich reveals a pattern of common issues, many linked to the age and construction methods of the period: Dampness and Condensation: Often due to poor heat & ventilation or the introduction of modern materials into traditional homes. Subsidence and Structural Movement: Particularly in areas with historical mining activities, like Northwich. Roof Wear and Tear: Issues with tiles, flashing, and guttering common in all homes. Timber Decay: Wet and dry rot in floor joists and roof timbers, especially in untreated wood and where ventilation is minimal. Inefficient Heating Systems: Outdated boilers and radiators, leading to poor energy efficiency. Electrical Wiring Issues: Outmoded electrical systems not meeting current safety standards. Plumbing Problems: Aging pipes prone to leaks and corrosion. Asbestos: Common in buildings pre-1970s, particularly in insulation, posing health risks. Faulty Window Frames: Rotting wooden frames or poorly fitted windows leading to drafts and heat loss. Inadequate Insulation: Leading to higher energy costs and less comfortable living conditions. Brickwork and Pointing Issues: Erosion and weathering of mortar joints in older brickwork. Chimney Damage: Loose bricks, damaged chimney pots, leaning stacks and flue issues. Uneven Floors: Caused by settlement, sulphate attacks or joist damage. Plasterwork Damage: Cracking, detachment or blowing in old plaster walls. Lead Water Pipes: Still present in some older properties, posing a health risk. Pest Infestation: Especially in wooden structures (e.g., woodworm). Wall Tie Failure: Particularly in cavity walls from the early 20th century. Inadequate Drainage: Leading to damp and structural issues. Defective Flashing: Around chimneys and roof joints, leading to water ingress. Poorly Executed DIY Repairs: Often exacerbating original problems. Internal Wall Dampness: Rising damp or penetrating damp in older walls. Old Septic Systems: In rural homes, often not up to modern standards. Loose or Damaged render: On exterior walls, leading to water ingress. Poor quality flat roofs: Properties of all ages suffer, bitumen roofs are often most troublesome. Contaminated land & materials: Mostly seen (in northwich) to houses built between 1920-1950. Section 3: Unique Challenges in Northwich Properties The unique geological and historical context of Northwich adds another layer to property surveying. The legacy of salt mining has led to specific issues like: Ground instability causing structural concerns. Higher susceptibility to subsidence due to historic mining activities. Conclusion: Surveying homes in Northwich is not just about identifying defects; it's about understanding a story, one that is intricately linked to the town's rich history. For those looking to buy or maintain homes in this beautiful part of Cheshire, being aware of these common and unique challenges is key. As a local surveyor, my mission is to blend this historical insight with modern surveying expertise, ensuring that the homes in Northwich continue to be safe, cherished, and full of character for generations to come. Keywords: Northwich, historic homes, property defects, Victorian homes, surveyor in Northwich, subsidence, salt mining, Anderton Boat Lift, ICI Winnington, property surveying.
Understanding Your Victorian-Era Property: A Guide for Homeowners Introduction: Welcome to the world of Victorian-era homes! These properties are known for their distinctive architectural charm and historical significance. This guide aims to help homeowners understand the unique aspects of Victorian properties, setting realistic expectations about common issues and maintenance needs. Section 1: The Character of Victorian Homes Victorian homes, built predominantly during the reign of Queen Victoria (1837-1901 - Some may argue different dates!), are celebrated for their ornate detailing, robust materials, and a variety of styles ranging from Gothic Revival to Queen Anne. These properties often feature intricate woodwork, high ceilings, and fantastic brickwork, making them a treasure trove of historical craftsmanship. We LOVE them. Section 2: Common Issues in Older Properties Owning a Victorian home is like holding a piece of history. However, with age comes certain challenges. These properties often face issues such as aging plumbing and electrical systems, insulation inefficiencies, brickwork degradation, cracking, damp issues and general wear and tear. It's important to note that minor defects, such as small areas of pointing, hairline cracks, leaks, and loose plaster, are common. While these are part of the property's character, they are usually not structurally significant and often fall into the realm of cosmetic improvement rather than essential repair. Section 3: The Survey Process Explained When conducting a survey on a Victorian property, our aim is to identify major structural concerns that may affect the property's integrity or safety. However, given the age and uniqueness of these properties, it's not feasible to note every minor imperfection. The survey is a snapshot in time, focusing on significant issues that require immediate attention, balancing the need to preserve the property's historical integrity with modern safety standards. With newer properties, often the minor issues are highlighted due to the lack of defects. The older your property, the less significant the minor issues become - For example, out of plumb brickwork, leaning chimneys or cracks. Section 4: Post-Survey Recommendations MAINTENANCE, MAINTENANCE, MAINTENANCE. maintenance is key to preserving your Victorian home. We recommend periodic check-ups and, when necessary, consulting with specialists, particularly for unique features like original fireplaces, chimney stacks, lime pointing, slate roof coverings and roof structures. It's important to prioritise repairs, focusing first on any structural or safety-related issues before addressing any cosmetic ones. Conclusion: Victorian-era homes are a link to our architectural past, and owning one is both a privilege and a responsibility. This guide is intended to help you understand the typical characteristics of these properties. Remember, the survey is just the beginning of your journey in maintaining and preserving your historical home. Additional Resources: For more information on the care and preservation of Victorian homes, we recommend you purchase 'The victorian house manual' - But be warned, its addictive! Final Note: This guide is for informational purposes only and does not replace a professional survey. For specific concerns or detailed assessments, please consult a qualified surveyor. Post written by Gareth of Residential Survey Group.
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