We had a kitchen extension built at the back of our Victorian the house some
6 years ago. The last couple of years a number of hairline cracks appeared
in various places at that end of the house, which we attributed to
settlement of the extension (and the particularly dry summers we were
experiencing). These cracks have been mainly in my daughter's room (the
kitchen is below) and the bathroom which is adjacent to her room.
Since then worryingly bigger cracks have appeared in our bathroom
(horizontally and vertically), the grout has cracked down the corners of the
room, around the windowsill etc and all around the walls towards the
ceiling.

We asked a local surveyor to come and look and he said it was to do with the
fact that one particular wall in the bathroom wasn't well supported as the
joist ran the wrong way underfloor (the bathroom is a triangular shape - cut
out from another room at some stage in the house's life). He told us to
move the heavy furniture away from the wall on the other side (in my
daughter's room) - which we did, but the cracks have got worse.

On top of all this cracks have now appeared all the way up the stairs where
the wood skirt is now coming away from the wall, the dado rails are moving
slightly too. The ceiling downstairs is showing lots of new cracks....I
could go on and on....and I thought it was all to do (initially) with
settlement of the extension. The whole bloomin' house seems to be on the
move.

We want to redecorate our daughter's room but I'm loathed to start because
it's bound to crack again as soon as we have decorated.

On 16 Jan, 21:57, "Jo" wrote:
We had a kitchen extension built at the back of our Victorian the house some
6 years ago. *The last couple of years a number of hairline cracks appeared
in various places at that end of the house, which we attributed to
settlement of the extension (and the particularly dry summers we were
experiencing). These cracks have been mainly in my daughter's room (the
kitchen is below) and the bathroom which is adjacent to her room.
Since then worryingly bigger cracks have appeared in our bathroom
(horizontally and vertically), the grout has cracked down the corners of the
room, around the windowsill etc and all around the walls towards the
ceiling.

We asked a local surveyor to come and look and he said it was to do with the
fact that one particular wall in the bathroom wasn't well supported as the
joist ran the wrong way underfloor (the bathroom is a triangular shape - cut
out from another room at some stage in the house's life). *He told us to
move the heavy furniture away from the wall on the other side (in my
daughter's room) - which we did, but the cracks have got worse.

On top of all this cracks have now appeared all the way up the stairs where
the wood skirt is now coming away from the wall, the dado rails are moving
slightly too. The ceiling downstairs is showing lots of new cracks....I
could go on and on....and I thought it was all to do (initially) with
settlement of the extension. *The whole bloomin' house seems to be on the
move.

We want to redecorate our daughter's room but I'm loathed to start because
it's bound to crack again as soon as we have decorated.

The extension will settle within a few seasons say 2 years.

In anycase, it should settle evenly, so that you don't get some parts
settling more than others and cracking.

Are these really settlement cracks or seasonal movement or normal
expansion and contraction. Settlement is a specific condition, and
will show tell-tale cracks.

The cause could be one of a number for other things, so the diagnosis
needs to be correct.

The surveyors comment on the floor/wall support does not seem to
explain all the other cracking.

dg

dg wrote:
On 16 Jan, 21:57, "Jo" wrote:
We had a kitchen extension built at the back of our Victorian the house some
6 years ago. �The last couple of years a number of hairline cracks appeared
in various places at that end of the house, which we attributed to
settlement of the extension (and the particularly dry summers we were
experiencing). These cracks have been mainly in my daughter's room (the
kitchen is below) and the bathroom which is adjacent to her room.
Since then worryingly bigger cracks have appeared in our bathroom
(horizontally and vertically), the grout has cracked down the corners of the
room, around the windowsill etc and all around the walls towards the
ceiling.

We asked a local surveyor to come and look and he said it was to do with the
fact that one particular wall in the bathroom wasn't well supported as the
joist ran the wrong way underfloor (the bathroom is a triangular shape - cut
out from another room at some stage in the house's life). �He told us to
move the heavy furniture away from the wall on the other side (in my
daughter's room) - which we did, but the cracks have got worse.

On top of all this cracks have now appeared all the way up the stairs where
the wood skirt is now coming away from the wall, the dado rails are moving
slightly too. The ceiling downstairs is showing lots of new cracks....I
could go on and on....and I thought it was all to do (initially) with
settlement of the extension. �The whole bloomin' house seems to be on the
move.

We want to redecorate our daughter's room but I'm loathed to start because
it's bound to crack again as soon as we have decorated.

The extension will settle within a few seasons say 2 years.

In anycase, it should settle evenly, so that you don't get some parts
settling more than others and cracking.

Are these really settlement cracks or seasonal movement or normal
expansion and contraction. Settlement is a specific condition, and
will show tell-tale cracks.

The cause could be one of a number for other things, so the diagnosis
needs to be correct.

The surveyors comment on the floor/wall support does not seem to
explain all the other cracking.

dg

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

"The Natural Philosopher" wrote in message
...
dg wrote:
On 16 Jan, 21:57, "Jo" wrote:
We had a kitchen extension built at the back of our Victorian the house
some
6 years ago. ?The last couple of years a number of hairline cracks
appeared
in various places at that end of the house, which we attributed to
settlement of the extension (and the particularly dry summers we were
experiencing). These cracks have been mainly in my daughter's room (the
kitchen is below) and the bathroom which is adjacent to her room.
Since then worryingly bigger cracks have appeared in our bathroom
(horizontally and vertically), the grout has cracked down the corners of
the
room, around the windowsill etc and all around the walls towards the
ceiling.

We asked a local surveyor to come and look and he said it was to do with
the
fact that one particular wall in the bathroom wasn't well supported as
the
joist ran the wrong way underfloor (the bathroom is a triangular shape -
cut
out from another room at some stage in the house's life). ?He told us to
move the heavy furniture away from the wall on the other side (in my
daughter's room) - which we did, but the cracks have got worse.

On top of all this cracks have now appeared all the way up the stairs
where
the wood skirt is now coming away from the wall, the dado rails are
moving
slightly too. The ceiling downstairs is showing lots of new cracks....I
could go on and on....and I thought it was all to do (initially) with
settlement of the extension. ?The whole bloomin' house seems to be on
the
move.

We want to redecorate our daughter's room but I'm loathed to start
because
it's bound to crack again as soon as we have decorated.

The extension will settle within a few seasons say 2 years.

In anycase, it should settle evenly, so that you don't get some parts
settling more than others and cracking.

Are these really settlement cracks or seasonal movement or normal
expansion and contraction. Settlement is a specific condition, and
will show tell-tale cracks.

The cause could be one of a number for other things, so the diagnosis
needs to be correct.

The surveyors comment on the floor/wall support does not seem to
explain all the other cracking.

dg

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983

Jo wrote:
"The Natural Philosopher" wrote in message
...
dg wrote:
On 16 Jan, 21:57, "Jo" wrote:
We had a kitchen extension built at the back of our Victorian the house
some
6 years ago. ?The last couple of years a number of hairline cracks
appeared
in various places at that end of the house, which we attributed to
settlement of the extension (and the particularly dry summers we were
experiencing). These cracks have been mainly in my daughter's room (the
kitchen is below) and the bathroom which is adjacent to her room.
Since then worryingly bigger cracks have appeared in our bathroom
(horizontally and vertically), the grout has cracked down the corners of
the
room, around the windowsill etc and all around the walls towards the
ceiling.

We asked a local surveyor to come and look and he said it was to do with
the
fact that one particular wall in the bathroom wasn't well supported as
the
joist ran the wrong way underfloor (the bathroom is a triangular shape -
cut
out from another room at some stage in the house's life). ?He told us to
move the heavy furniture away from the wall on the other side (in my
daughter's room) - which we did, but the cracks have got worse.

On top of all this cracks have now appeared all the way up the stairs
where
the wood skirt is now coming away from the wall, the dado rails are
moving
slightly too. The ceiling downstairs is showing lots of new cracks....I
could go on and on....and I thought it was all to do (initially) with
settlement of the extension. ?The whole bloomin' house seems to be on
the
move.

We want to redecorate our daughter's room but I'm loathed to start
because
it's bound to crack again as soon as we have decorated.
The extension will settle within a few seasons say 2 years.

In anycase, it should settle evenly, so that you don't get some parts
settling more than others and cracking.

Are these really settlement cracks or seasonal movement or normal
expansion and contraction. Settlement is a specific condition, and
will show tell-tale cracks.

The cause could be one of a number for other things, so the diagnosis
needs to be correct.

The surveyors comment on the floor/wall support does not seem to
explain all the other cracking.

dg
My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983


But was the extension? ;-)

Paul Matthews wrote:
Jo wrote:

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983


But that would not do much for the extension as that was built 17-18 years
later. The fact that the house needed underpinning suggests there is some
movement in the land, and if that was not accounted for in the foundations of
the extension, that could be a problem.

Why did the house need underpinning? What area is it in? Are there big trees
nearby? What type of foundation was uses for the extension?

I meant to type all that in, but couldn't be bothered..

"Paul Matthews" wrote in message
...
Jo wrote:

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983


But that would not do much for the extension as that was built 17-18 years
later. The fact that the house needed underpinning suggests there is some
movement in the land, and if that was not accounted for in the foundations
of
the extension, that could be a problem.

Why did the house need underpinning? What area is it in? Are there big
trees
nearby? What type of foundation was uses for the extension?
--
Paul Matthews

http://www.hepcats.co.uk

The house was underpinned as a result of a tree growing too close. We are
in Leigh-on-Sea in Essex - known for movement! A structural surveyor has
indicated that the tree - which is still there - should no longer be causing
a problem.
The foundations for the extension were deeper than the original founds.

Jo wrote:
"Paul Matthews" wrote in message
...
Jo wrote:

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983

But that would not do much for the extension as that was built 17-18 years
later. The fact that the house needed underpinning suggests there is some
movement in the land, and if that was not accounted for in the foundations
of
the extension, that could be a problem.

Why did the house need underpinning? What area is it in? Are there big
trees
nearby? What type of foundation was uses for the extension?
--
Paul Matthews

http://www.hepcats.co.uk

The house was underpinned as a result of a tree growing too close. We are
in Leigh-on-Sea in Essex - known for movement! A structural surveyor has
indicated that the tree - which is still there - should no longer be causing
a problem.
The foundations for the extension were deeper than the original founds.


Were they approved by the BCO?

You may have to go down 1.5 meters for stability in some soils (clay
is worst) with nearby trees.

"The Natural Philosopher" wrote in message
...
Jo wrote:
"Paul Matthews" wrote in message
...
Jo wrote:

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983

But that would not do much for the extension as that was built 17-18
years
later. The fact that the house needed underpinning suggests there is
some
movement in the land, and if that was not accounted for in the
foundations of
the extension, that could be a problem.

Why did the house need underpinning? What area is it in? Are there big
trees
nearby? What type of foundation was uses for the extension?
--
Paul Matthews

http://www.hepcats.co.uk

The house was underpinned as a result of a tree growing too close. We
are in Leigh-on-Sea in Essex - known for movement! A structural surveyor
has indicated that the tree - which is still there - should no longer be
causing a problem.
The foundations for the extension were deeper than the original founds.
Were they approved by the BCO?

You may have to go down 1.5 meters for stability in some soils (clay is
worst) with nearby trees.

Checked the plans. The foundations were deifinitely approved and they were
a minimum of 550mm below root growth.

Jo wrote:
"The Natural Philosopher" wrote in message
...
Jo wrote:
"Paul Matthews" wrote in message
...
Jo wrote:

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983

But that would not do much for the extension as that was built 17-18
years
later. The fact that the house needed underpinning suggests there is
some
movement in the land, and if that was not accounted for in the
foundations of
the extension, that could be a problem.

Why did the house need underpinning? What area is it in? Are there big
trees
nearby? What type of foundation was uses for the extension?
--
Paul Matthews

http://www.hepcats.co.uk
The house was underpinned as a result of a tree growing too close. We
are in Leigh-on-Sea in Essex - known for movement! A structural surveyor
has indicated that the tree - which is still there - should no longer be
causing a problem.
The foundations for the extension were deeper than the original founds.
Were they approved by the BCO?

You may have to go down 1.5 meters for stability in some soils (clay is
worst) with nearby trees.

Checked the plans. The foundations were deifinitely approved and they were
a minimum of 550mm below root growth.


Well teh other possibility is that the extesnipn wasn't tied onto the
house properly, and its just moved away slightly due to
expansion/contraction.frost getting in the crack between...

"The Natural Philosopher" wrote in message
...
Jo wrote:
"The Natural Philosopher" wrote in message
...
Jo wrote:
"Paul Matthews" wrote in message
...
Jo wrote:

My guess is the foundations are crap.

It sounds horribly like early signs of subsidence due to shallow
foundations and nearby trees.

Shouldn't be....the house was underpinned in 1983

But that would not do much for the extension as that was built 17-18
years
later. The fact that the house needed underpinning suggests there is
some
movement in the land, and if that was not accounted for in the
foundations of
the extension, that could be a problem.

Why did the house need underpinning? What area is it in? Are there big
trees
nearby? What type of foundation was uses for the extension?
--
Paul Matthews

http://www.hepcats.co.uk
The house was underpinned as a result of a tree growing too close. We
are in Leigh-on-Sea in Essex - known for movement! A structural
surveyor has indicated that the tree - which is still there - should no
longer be causing a problem.
The foundations for the extension were deeper than the original founds.
Were they approved by the BCO?

You may have to go down 1.5 meters for stability in some soils (clay
is worst) with nearby trees.

Checked the plans. The foundations were deifinitely approved and they
were a minimum of 550mm below root growth.
Well teh other possibility is that the extesnipn wasn't tied onto the
house properly, and its just moved away slightly due to
expansion/contraction.frost getting in the crack between...

Mmm....possible. We are built on clay soil so that could be a reason,
although I would have thought that with any signs of subsidence there would
be racks on the outside of the building.