Anyone know about subsidence / rendering?

[LJH79]

Can anyone help. We want to put an offer in on a house but when viewing today we have noticed some large cracks externally. The estate agent is suggesting is likely due to rendering and not subsidence. The bricks at the bottom don't appear to be cracked which is why he thinks this? Has anyone got any knowledge of this and whether you think it is just the rendering? We don't want to pay hundreds for a survey to then find this out.

Also there has been a chalet conversion to the bungalow and there is cracking on the ceiling. The lady that lives there was told by builder it is settlement. Again how do you tell? Any help urgently needed! Thanks in advance

Structural survey once you've agreed a deal or do you know an experienced builder who could take a look on another viewing?

"the estate agent says it's not subsidence"

hahahahaha!

don't believe him.

You need a structural survey

Don't buy without knowing.
Subsidence can be an expensive nightmare, not to mention no decent home insurance provider will touch you with a barge pole, or if they do they'll hike their rate right up.

Yes we would get a full structural survey but don't even want to get that far if it's looking more likely subsidence. Had a friend look at some photos who thinks more likely the rendering so think we will make an offer. Just didn't want to chuck £1000 down the drain on a survey that confirms subsidence as we wouldn't want it on that basis!

I dont know for sure, but surely subsidence cracks would start at ground level? Id take a friendly builder around for a look or send him a photo? Then get a full survey.

Dont believe the EA, they dont know and dont care

Not subsidence, that is something that affects the foundations and actually the agent is right that you would see a crack starting at the ground.
However cement render is very difficult to repair as it needs to be one big sheet which is sealed to the substrate. If any water has got behind it might be a hack off and start from scratch coat job. If so it would be couple/few thousands (but not ten+ of thousands as for fixing subsidence)

When you're dealing with tens of thousands or hundreds of thousands, £1000 is not money down the drain.

It's an investment.

If it's obviously subsidence, walk away. The fact the estate agent brought it up so early would set my BS detector off.

Either pay the money now or pay heavily later.

Builders know nothing about subsidence! Don't do that and they don't repair subsidence either! It really depends on the size of the cracks and what they look like. They are not necessarily from the foundations upwards. The cracks tend to appear at the weakest points. Subsidence cracks are likely to be at least 5mm wide and very obvious.

Are there cracks inside? Are the windows still straight? How old is the house? New houses can settle producing minor cracks. Has a tree been removed near the house? Are there tree roots affecting the house? Is there an extension which joins the older house and is this where the cracks are? I would get a Structural survey but if you don't want to, walk away.