Discovering cracks in a house you’re considering buying can be a nerve-wracking experience. Are they superficial? Are they a sign of deeper structural issues? While not all cracks are a cause for alarm, knowing the difference between harmless surface cracks and potentially serious structural ones is crucial.
At West Country Surveyors, we help homebuyers across the West Country make informed decisions. From Devon to Cornwall, Somerset, and beyond, our pre-purchase surveys are designed to identify and assess cracks, ensuring you understand any risks before committing to your dream home.
In this blog, we’ll discuss common types of cracks, what they might indicate, and how we use BRE Digest 251 guidelines to assist you in making a safe, sound investment.
Understanding Cracks in Buildings
Cracks can appear in buildings for a variety of reasons – from natural settling to structural issues. The key is knowing which type of crack you’re dealing with and what it could mean for the property.
Here are the main types of cracks we frequently encounter during our RICS Home Surveys and Building Surveys:
- Hairline Cracks (≤1mm wide)
Hairline cracks are often found in plaster or paintwork and are generally cosmetic. These cracks are usually caused by slight settling or shrinkage as materials dry out, particularly in new builds or recently renovated properties.
What it could mean: If the cracks are isolated and small, they’re usually not a sign of deeper structural problems. However, if hairline cracks appear in groups or are combined with other issues like damp, they might warrant further investigation.
- Fine Cracks (1-5mm wide)
Fine cracks can often appear in older properties or homes that have experienced minor movement due to temperature changes, settling, or slight shifts in the foundation.
What it could mean: These cracks may not be dangerous, but they should be monitored over time. In some cases, they may suggest early signs of more serious subsidence or settlement, particularly if they appear in key load-bearing areas.
- Moderate Cracks (5-15mm wide)
Cracks of this size are more concerning, especially if they appear in brickwork, masonry, or along structural walls. These cracks could indicate more significant movement in the building’s foundations or walls, potentially due to subsidence or ground movement.
What it could mean: Moderate cracks should definitely be investigated further, as they could indicate a structural problem that needs to be addressed before it worsens. If left unchecked, they may lead to more severe damage over time.
- Severe Cracks (15-25mm wide)
Severe cracks are a major red flag. Cracks this wide often indicate serious structural issues, such as significant subsidence or movement in the building’s foundation. They may also be a result of extreme ground conditions or poor construction methods.
What it could mean: Severe cracks typically require immediate attention and repair. They could lead to significant structural instability if not addressed, making it essential to have the property thoroughly inspected by a qualified surveyor or structural engineer.
- Very Severe Cracks (≥25mm wide)
These are the most alarming types of cracks, often signalling substantial foundation failure or severe movement in the building. Very severe cracks can compromise the structural integrity of the property, and major works will likely be required to stabilise the home.
What it could mean: This level of cracking should be dealt with urgently, as the safety and stability of the building may be at risk. Immediate structural repairs may be necessary to prevent further damage or collapse.
BRE Digest 251: Assessing Cracks
To assess and categorize cracks accurately, we follow the guidelines set out in BRE Digest 251 – a respected document that provides guidance on the classification and treatment of structural cracks. The digest breaks down cracks into six categories, from minor (Category 0) to severe (Category 5), based on their width and the potential impact on the property’s structure.
Here’s how BRE Digest 251 helps us when conducting surveys:
- Categorising cracks: We use the BRE guidelines to classify cracks, ensuring that we provide an accurate assessment of their severity.
- Identifying causes: Cracks can be caused by a range of issues, from normal settlement to more serious problems like subsidence or ground movement. Using BRE 251 helps us identify the likely cause and recommend appropriate actions.
- Recommending solutions: Based on the classification and cause of the cracks, we can recommend the next steps – whether that’s simply monitoring the cracks over time or seeking immediate structural repairs.
How West Country Surveyors Can Help
At West Country Surveyors, we offer a range of survey services tailored to homebuyers across the West Country. Our RICS HomeBuyer Reports and Building Surveys are designed to give you a clear understanding of the property’s condition, including any cracking issues. As part of our survey’s we look at the bigger picture, we check the surrounding area to ensure that there is no potential risk factors for any type of cracks
RICS HomeBuyer Report: This is ideal for properties in good condition or of standard construction. We’ll assess any visible cracking, providing advice on its severity and whether it requires further investigation or repair.
- RICS Building Survey: For older, larger, or more complex properties, a Building Survey provides a comprehensive analysis of the property’s structure. We’ll examine cracks in detail, using BRE Digest 251guidelines to categorize them and offer recommendations for dealing with any potential issues.
- Monitoring and Reporting: If we identify cracks that require ongoing monitoring, we can help arrange regular inspections to track any changes over time and ensure you have the most up-to-date information on the property’s condition.
Serving the West Country
Whether you’re looking to buy a charming country cottage in Devon, a coastal retreat in Cornwall, or a character home in Somerset, West Country Surveyors are here to ensure you make the best decision for you. We understand the unique challenges posed by the properties in this region, from old stone buildings to newer developments, our surveys are designed to give you peace of mind.
Our team has extensive local knowledge, we tailor our services to suit the specific needs of West Country homes, which are often affected by the unique climate and ground conditions of the area. Whether it’s assessing for subsidence in a Cornish cottage or evaluating settlement in a Devon farmhouse, we have the expertise you need.
Contact West Country Surveyors Today
If you’re buying a home and are concerned about cracks or any other structural issues, get in touch with West Country Surveyors. Our expert team can provide a thorough pre-purchase survey, giving you the confidence to move forward with your property purchase.
Visit our website at www.westcountrysurveyors.co.uk or give us a call on 01823 429823 to learn more about how we can help. Let us ensure your new home is built on a solid foundation!
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