Lytham Surveyor Case Study: Mid-Terrace House in Lytham – Leaning Retaining Boundary Wall in Rear Garden
Introduction:
This case study examines a mid-terrace house located in Lytham, identified during a routine RICS Level 2 survey to have a leaning retaining boundary wall in its rear garden. As a professional RICS surveyor, my objective is to provide a detailed analysis of the issue, its potential implications, and recommended actions for a potential home buyer.
Lytham Property Overview:
The property in question is a mid-terrace house, typical of the early 20th century, with solid brick walls, a pitched slate roof, and traditional sash windows. The rear garden features a retaining boundary wall constructed of brick, which serves the dual purpose of delineating the property boundary and retaining soil at a higher level due to the sloping topography.
Problem Description:
During the inspection by the Lytham Surveyor, it was observed that the retaining boundary wall in the rear garden is exhibiting a noticeable lean away from the property. The wall is constructed of standard brickwork and is approximately 1.5 meters in height. The lean is most pronounced at the midpoint, where the wall deviates from the vertical by approximately 10 degrees.
Causes of the Leaning Wall:
Several factors may contribute to the leaning of a retaining boundary wall:
1. Soil Pressure: Over time, soil pressure behind the wall can increase, especially if the drainage is inadequate, leading to a buildup of hydrostatic pressure.
2. Foundation Issues: The foundation of the wall may have been compromised due to settlement, erosion, or substandard construction methods.
3. Vegetation: The growth of tree roots or other vegetation close to the wall can exert additional lateral pressure, exacerbating the lean.
4. Construction Deficiencies: The original construction might lack sufficient reinforcement or appropriate materials to withstand the lateral forces exerted by the retained soil.
Implications for the Lytham Home Buyer:
A leaning retaining wall found by the Lytham Surveyor can present several issues for a potential home buyer:
1. Structural Stability: The current lean indicates that the wall is under stress and could potentially fail if not addressed, posing a safety hazard.
2. Property Value: The need for repair or replacement of the wall could affect the property’s market value and should be considered in the purchase price.
3. Maintenance Costs: The buyer should be prepared for potential costs associated with rectifying the issue, which could involve significant work, depending on the extent of the problem.
Lytham Surveyor Recommended Actions:
To address the leaning retaining wall, the following steps are recommended:
1. Structural Assessment: Engage a structural engineer to conduct a detailed assessment of the wall and its foundations. This will determine the extent of the lean and the underlying causes.
2. Drainage Improvements: Ensure that proper drainage is in place to reduce hydrostatic pressure behind the wall. This may involve installing weep holes, French drains, or other drainage solutions.
3. Wall Reconstruction: Depending on the engineer’s findings, partial or complete reconstruction of the wall may be necessary. This should include appropriate reinforcement to prevent future issues.
4. Vegetation Management: Remove or manage any vegetation that could be contributing to the wall’s lean. This may involve trimming or removing trees and shrubs located close to the wall.
5. Regular Monitoring: Implement a monitoring regime to regularly check the condition of the wall and ensure that any minor movements are promptly addressed before they become significant problems.
Conclusion:
The leaning retaining boundary wall in the rear garden of the mid-terrace house in Lytham is a significant issue that requires attention. As a potential home buyer, it is crucial to understand the implications of this defect and take the necessary steps to address it. By engaging with professionals and considering the recommended actions, the buyer can mitigate risks, ensure the property’s structural integrity, and safeguard their investment.
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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.
