I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

In message .com, Mike
writes
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

You want to get a building surveyor to do a survey, preferably a 'full'
survey. They have relevant qualifications, will provide a written report
and have insurance.

A builder may give a sensible opinion, but may just as likely talk a
load of rubbish. And in this context any opinion he expresses is
probably worth ho my you would pay him....
--
Chris French

In message , chris French
writes
In message .com,
Mike writes
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

You want to get a building surveyor to do a survey, preferably a 'full'
survey. They have relevant qualifications, will provide a written
report and have insurance.


A full survey can cost around £600 and, if they are concerned about the
structure, they will strongly recommend a Structural Engineers
Inspection, at a cost of around £200 - £300. AFAIK, a Building Surveyor
tends not to comment on value.

A builder may give a sensible opinion, but may just as likely talk a
load of rubbish. And in this context any opinion he expresses is
probably worth ho my you would pay him....

--
Richard Faulkner

In message , Richard Faulkner
writes
AFAIK, a Building Surveyor tends not to comment on value.

Both surveys I have had done have included a valuation
--
Chris French

"Mike" wrote in message
oups.com...
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

Structural engineer.

"Mike" wrote in message
oups.com...
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

Structural engineer - if you're in, or near, London - let me know - I engage
one who is reasonable, and avoids the term 'underpinning' in his report -
you don't want that!
They will only do a full survey tho' - to avoid any comeback.
Alternatively get a lender survey - the 'full works one, and notify them
beforehand of your concern.
It's a good negotiating point, but often not as serious as it looks.
The problem stems from the lack of a proper foundation in these houses - I
was shocked when I first looked at a typical victorian foundation - a couple
of bricks deep embedded in cement - not much more.
Very often the drain collapses, and you may find cracks in the part of the
wall on either side of a gully, as the ground get alternately waterlogged
and dries out.
Quite easy to fix - dig out and repair drains - dig out under walls - a bit
at a time and reinforce the foundation -
Again, if around London - Essex area - I can recommend the chaps to do it.
(they were recommended by my structural engineer and dealt with a slightly
bowed wall on a 3-story house) - very professionally done.

Tree can cause a problem, and even bomb damage.

Hugh

"Mike" wrote in message
oups.com...
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?


Just re-read original post and see that extension isn't victorian!!
Cracks may be caused through 'differential movement' - (my term) - stress
between 2 different structures.
There's nothing that can't be put right - so I'd negotiate on the basis that
you might have to rebuild the extension - or at least do major work - but,
again, do avoid that term 'underpinning' - it may cause a problem when you
come to sell - building socs. and banks may not lend even if it's been put
right - it's a blight.

Hugh

Thanks Hugh! You're right, the extension appears to be about 50 years.

You said to avoid the term 'underpinning'. Can I ask what you mean by
"avoid" this term?

Do you mean, don't buy a house if it's been underpinned; or if I bought
it don't have it underpinned; or if it has been underpinned, don't
mention this to the mortgage lender?

Will a structural engineer know if any part of the house has been
underpinned?

"Mike" wrote:

I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

A surveyor is of course better qualified but a good builder's
opinion comes free. You could ask a builder first then you would
of course get a full survey done prior to purchase if things
progress that far. It's fairly common to see cracks in an
extention that old. Rendering would make them more obvious. They
are usually just down to settlement that stopped years ago so
don't let them necessarily put you off the property.

riccip

Thanks very much riccip!

"Mike" wrote:

Thanks very much riccip!

No probs. There are a few things you can check yourself. Look
inside the cracks themselves. If they look mucky then they are
old. Do they appear "newish", and have they already been
repointed recently? Examine the doors and windows nearest the
cracks. If the doors stick then recent movement is more likely,
same with the windows to a lesser extent. Also check the top of
the door to see if it's been planed off recently to make it a
better fit.

Take a walk along the road and look closely at any neighbouring
properties for similar cracks. If it's a neighbourhood epidemic
then it's possibly due to the clay content (plasticity) below
ground - bad news. Alternatively there could be old mining
subsidence in the area. Unlikely but the local council will be
able to help to inform you if that's suspected.

However it's probably none of those so I don't want to worry you.
Our present home is a large Victorian house with a 25-y-o
extension. It has cracks and a "sinking corner" that would make
your toes curl if you weren't sure what you were looking for, and
a gable end that looks dodgy to say the least. Same with our
previous property. In both cases I asked a builder friend for
advice and was given his honest opinion, later backed up
structural surveys, that the settlement had already done it's
worst and wasn't in danger of progressing. No underpinning
necessary. In some ways it's to be expected with older buildings
and adds a certain kind of "patina". Also makes hanging wallpaper
much more fun when you have no properly square corners! :-)

Provided it's nothing serious cracks are easily pointed up and
rendering repaired in such cases. If you do buy the property save
copies of your structural survey for when you eventually come to
sell, to show prospective buyers who may be scared off early by
the same reservations.

riccip

In message .com, Mike
writes
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?


Definitely not a builder!!

You should get a Structural Engineer to look at it - whether this is
before, or after, your mortgage valuation, is a moot point.



--
Richard Faulkner

In article .com,
Mike wrote:
I was looking at a Victorian terraced house which is for sale, and in
the 2-storey extension, the extension being about 50+ years old, there
are a number of external cracks visible. A couple around a window, and
also on other parts of the upper external wall. The extension is
rendered over.

I was wondering who would be the best person to tell me something about
these. To tell me if they are just cracks on the rendering, or they
are more serious.

Should I be enquiring with a surveyor (what type?), or a builder?

Structural engineer. If you're near sauflunnon, I can recommend one.

--
*(on a baby-size shirt) "Party -- my crib -- two a.m

Dave Plowman London SW
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