Poulton-le-Fylde Surveyor Case Study: Tapered Stepped Cracks in a Detached House in Poulton.
Introduction
This case study examines a detached house in Poulton-le-Fylde that was recently identified to have developed tapered stepped cracks on its gable wall extending below the damp proof course (DPC). As an RICS surveyor, it is imperative to thoroughly understand and explain the potential implications of these findings to a prospective homebuyer.
Property Overview
The property in question is a 1980s detached house, typical of its era, constructed with traditional brick and block walls. The gable wall, a prominent feature, exhibits the aforementioned cracking, raising concerns about structural integrity and underlying issues.
Observations and Findings
During an RICS Level 2 survey, several significant observations were made:
1. Crack Pattern and Location: The cracks present a tapered, stepped pattern, which is typically indicative of differential movement between structural elements. These cracks extend vertically downwards, breaching the damp proof course, which is critical in preventing moisture ingress from the ground.
2. Width and Depth of Cracks: The width of the cracks varies, with the broadest part being at the top and tapering downwards. This stepped formation suggests a gradual but significant movement.
3. Material Condition: The brickwork around the cracks shows signs of weathering, with some areas exhibiting spalling and mortar deterioration, likely exacerbated by the ingress of moisture due to compromised DPC.
Potential Causes
Understanding the root cause of these cracks is essential to address the issue effectively:
1. Foundation Settlement: One common cause of tapered stepped cracks is differential settlement of the foundations. If the soil beneath the foundation is not uniform, some parts may settle more than others, causing stress on the gable wall.
2. Thermal Expansion and Contraction: Changes in temperature can cause materials to expand and contract. Over time, repeated thermal cycles can lead to structural movement, particularly if expansion joints are inadequate or absent.
3. Moisture Ingress: As the cracks extend below the DPC, rising dampness could contribute to the wall’s weakening. Persistent moisture can also lead to freeze-thaw cycles, further damaging the brickwork.
4. Structural Load Changes: Any recent modifications or changes in the load-bearing structure of the house, such as loft conversions or extensions, could alter the stress distribution, leading to such cracking.
Implications for the Homebuyer
It is crucial for potential buyers to understand the implications of these findings:
1. Structural Integrity: While not immediately catastrophic, these cracks indicate underlying structural issues that require attention. Ignoring them could lead to more severe problems over time, potentially compromising the structural integrity of the house.
2. Moisture Damage: The extension of cracks below the DPC suggests a breach in this protective layer, which could lead to rising dampness. This could affect the structural components and the internal environment, causing mould and damp-related health issues.
3. Repair Costs: Addressing these issues can be costly. Remedial work might involve underpinning the foundation to prevent further settlement, repairing or replacing damaged brickwork, and ensuring the DPC is effectively restored.
4. Insurance and Resale Value: Structural issues can impact insurance premiums and the overall resale value of the property. Buyers should be aware of potential difficulties in obtaining a mortgage or selling the house in the future.
Poulton-le-Fylde Surveyor Recommendations
To address these concerns, the following steps are recommended:
1. Structural Engineer Assessment: Engage a qualified structural engineer to perform a detailed assessment of the foundation and overall structural integrity.
2. Foundation Remediation: If differential settlement is confirmed, underpinning or other foundation remediation techniques may be necessary to stabilize the structure.
3. Crack Repair and DPC Restoration: To prevent future moisture ingress, professionally repair the cracks and ensure the DPC is intact. This may involve the use of specialist materials and techniques.
4. Regular Monitoring: Implement a regime of regular monitoring to detect any further movement early and take corrective action as needed.
5. Insurance Consultation: Discuss the findings with your insurance provider to understand coverage implications and adjust policies accordingly.
Conclusion
While the presence of tapered stepped cracks in the gable wall of this Poulton detached house is concerning, it is not an insurmountable issue. With professional assessment and appropriate remedial actions, the structural integrity of the property can be restored. Prospective buyers should approach this matter with due diligence, ensuring they fully understand the scope and cost of necessary repairs before making a purchase decision.
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Disclaimer: The information contained in this blog is provided for general guidance only and does not constitute legal, financial, medical, or other professional advice. No warranty, express or implied, is given as to the accuracy or completeness of the information. Reliance on any information provided is at your own risk.
