Hi everyone. We’ve found a house we love in an area we are really happy with in SW London. It was clear that the property needing improvement over time which we were very happy to do. Now the survey has come back with a few issues the most serious of which relating to movement / settlement although this is documented as not ‘serious’. Does anyone have any advice or words of wisdom? It’s a period property so is some movement always to be expected? I’ve copied the section on the walls and also the end statements. Thanks so much in advance:
I am advised by my consultants Ashmere Soils Laboratories that the Geological Survey Map of Great Britain shows the sub-soils in this area to be on the Taplow gravel. This overlies the London clay. The soils should therefore be granular. There is a possible problem if the footings are shallow and they may be placed on infill. Old workings can be present as the gravels could be used for building purposes. If this were to be the case then there should be signs of differential movement in the building structure. This would have occurred early in the life of the building.
One should also be aware that a number of bombs fell in the area during World War Two. This could have caused vibrations in the ground and also possible damage to the fabric.
The party wall, front and the original rear elevations are constructed with solid 225mm thickness walls. A slate damp proof course would have been incorporated within the structure at ground floor level. The front elevation brickwork incorporates decorative arches above the entrance door and windows. Decorative brick corbelling has been incorporated along the top of the gable roof. The original exposed brickwork has been treated with cement /sand rendering and painted. From experience, the only reasons for treating the external walls of a property such as this are to hide the cracking caused by settlement or differential movement in the fabric. The recent rendering has been carried out poorly with the original cracking /defects within the original structure not carried out in an acceptable workmanship manner.
The property will have shallow foundations. Foundation requirements under The Building Regulations require foundations to be a minimum of one metre in depth or deeper if there are trees nearby and to suit conditions agreed with the council’s building Inspector.
From my observations there are signs of movement within the external walls which has resulted in damage /cracking in the render. The movement will require monitoring in the future and will require the any future cracks being cut out to receive steel reinforcing bars inserted into the brick joints. The bars require bedding in epoxy resin and the cracks made good and decorated. You must be aware that due to the nature of the soil conditions, the foundations will be subjected to movement which will result in hairline cracking and movement in the main structure. From experience buildings of this age and location are only treated with rendering to hide old cracks in the original fabric.
Historical settlement beneath the foundations is visible as the suspended timber floor joists have settled in the majority of the habitable rooms and entrance hallway.
The original internal load bearing walls are a mixture of brick and timber stud construction. The timber studwork is faced with timber lathing and finished with a lime based plaster. Newer partitions are constructed with timber studwork and clad with plasterboard and finished with a plaster skim coat. Historical and ongoing movement in the load bearing walls is still ongoing and will require repairing and decorating on a regular basis.
The kitchen extension is constructed with cavity external walls. These comprise 103mm thickness brick outer skin; I assume a 50mm cavity and 100mm blockwork inner skin which has been finished with plaster and painted. Steel lintels have been incorporated above the window and French doors. The floor of the kitchen appears to be constructed with a ground bearing concrete slab, I assume a damp proof membrane and a cement sand screed which is overlaid with ceramic tile. The floor is level and together with the main structure of the kitchen appears fit for its purpose.”
“ GENERAL CONCLUSIONS
The property is an ideal family unit offering spacious accommodation. It has been extended and is ideally located in central position with excellent transport, shops and leisure facilities nearby. Unfortunately it has been poorly maintained.
At the time of my survey, I found signs of historical minor and current structural movement and settlement beneath the foundations within the property. This has resulted in the floors to slope and areas of defective wall plaster. These are not serious but ongoing. This will result in future cracks appearing in the internal plaster ceiling and wall areas. The cracks can easily be cut out, filled and decorated. Unfortunately this will be necessary on a regular basis.
There are some items which need attention in the foreseeable future. For ease of reference, I attach a brief list of recommendations, principal items only.
RECOMMENDATIONS (Principal Items Only)
- Employ a registered Electrician to undertake an inspection of the existing electrical installation and advise on any upgrading /renewal that may be required to comply with current IEE Regulations.
- Employ a Gas Safe Registered Engineer to inspect, service the gas fired boiler, sluice out the central heating pipework and examine the gas fire in the sitting room to confirm that they are compliant with current regulations.
- Employ a local roofing contractor to inspect the roof coverings, parapet walls and copings, weathering around soil pipe and roof light above the kitchen and undertake the necessary repairs.
- Consider replacing the original single glazed timber sash windows and the French casement doors serving the kitchen with modern double glazed types.
- Employ a specialist to undertake an inspection of the rising and penetrating damp and provide an estimate for carrying the necessary repairs to the walls etc...
- Carryout remedial works and decorations to internal wall, ceiling plaster and internal joinery
”
If we want to proceed we are considering finding out more about the damp and movement with a structural engineer? Has anyone got any experience of this?
Thanks so much