Is this subsidence?

[mspepys]

Hi, I'm a first time buyer who has just moved into a flat in South East London - in a bit of a subsidence hot spot. It was built circa 1900.

I recently spotted this crack next to a window - internal only, probably about 1mm (maybe slightly under).

I am worried this might be subsidence. I found out another flat in the property (not directly below but adjoined) had to have the bay window underpinned as a result of subsidence.

There has been no movement since, and my level 3 building survey said there was none - apart from the typical movement within the parameters you would expect from such an old property.

Double glazed windows were recently installed to replace the single glazed ones.

Appreciate this is just a picture and further monitoring needs to be done - but what do you think? Could you put my mind at ease!?

Thanks very much

 

[Janan Jae]

By looking at the images, it appears they are more than 1 MM. Survey is required to identify if this is subsidence or not.


Use the below information at your own risk. I am not a specialist in this field of study. I don't owe any responsibility for any results arising out of any suggestions made on this website. And I can't be held responsible for what so ever. Again, use the below information at your own risk.

I don't know what material the wall is. Alternatively, you can have a good builder or handyman (very difficult to find a decent responsible handyman), then try to chip away the surface on the crack line widening the crack width to 1 cm and keep going as deep as the brick layer (assuming the depth between wall layer and the brick is just few cms). If the cracks stops midway without a trace of crack thereafter, then it is just a normal crack. Use a filler with mesh and finish it off smooting and painting. Else if the crack runs deep enough till the brick and if you see the bricks are broken along the crack line, then call a surveyor who is specialised in these kind of things and ask for suggestions and inputs and fixes.

 

[mspepys]

By looking at the images, it appears they are more than 1 MM. Survey is required to identify if this is subsidence or not.


Use the below information at your own risk. I am not a specialist in this field of study. I don't owe any responsibility for any results arising out of any suggestions made on this website. And I can't be held responsible for what so ever. Again, use the below information at your own risk.

I don't know what material the wall is. Alternatively, you can have a good builder or handyman (very difficult to find a decent responsible handyman), then try to chip away the surface on the crack line widening the crack width to 1 cm and keep going as deep as the brick layer (assuming the depth between wall layer and the brick is just few cms). If the cracks stops midway without a trace of crack thereafter, then it is just a normal crack. Use a filler with mesh and finish it off smooting and painting. Else if the crack runs deep enough till the brick and if you see the bricks are broken along the crack line, then call a surveyor who is specialised in these kind of things and ask for suggestions and inputs and fixes.

Thanks Janan

That's very helpful - and of course, I'm seeking a professional opinion but they're not due to come until a couple of weeks.

It's definitely not wider than 1mm - just measured at the widest points - just under 1mm. Think the perspective of the camera might make it look bigger.

I was worried because of the history of subsidence on the property/in the area and because of the diagonal crack near a window...

 

[Janan Jae]

Use the below information at your own risk. I am not a specialist in this field of study.
London has many many many these (aged / old / WW 1 era / WW2 era / 1960's built) kind of properties. If you walk around the streets, you will find many properties have had work in around windows or the front wall. Not everything is subsidence. But just property's age related issues and fixes. If this is just a small hairline crack, then may be it is just a crack on the skimmed wall or plastered wall. Scratching and widening the crack will give you some ideas. Again just suggestions. I myself live in a 100 year old property. When i see a crack, i woudn't feel comfortable. Skimmed internal room walls recently, they all had cracks in some of the places. People who skimmed left and I was told it is natural for these cracks to appears. Googling didn't help as there was mixed answers. Just opened the cracks little bit and filled them fillers.

All the best. Keep me posted with how things go though.

Take care

 

[^woody^]

If this is a flat, isn't the structure the responsibility of the landlord?

That does not look like subsidence cracking