Wall damage prior to exchange

[Grade2listed]

Please help

We are due to exchange on a grade ll listed home next week.
Today we went to meet the builder to discuss the refurb (it’s not in a bad way, but needs redecorating). The vendors have moved out a lot of the large furniture they had and it exposed more cracks in walls than we thought.
One large crack has appeared in some cornicing and wall (about the thickness of a £1 coin and 30cm long) that wasn’t there when we last viewed (I’ve checked on some photos we took at the viewing).
We had a full survey done that identified other areas but this one appears to be new.
I need to speak to the surveyor again but now apprehensive about what we’re taking on. Any advice w

Speak to the surveyor

Er, you have a builder to do a refurb. That’s confusing. Do you mean re model, structural, what’s the builders part of a refurb?!

What age is it? Where are the cracks, inside or outside walls? What did the survey identify? Did you use a heritage surveyor or a standard one? What’s on the walls that have cracked?

what are you proposing for your “builder” to “redecorate”? This is a listed property, do you understand what you are taking on?

without knowing more, cracks will be to do with weather: water and heat and condensation. So first things are to check ground levels outside. Gutters, chimneys and so on. Next render outside, plaster and walls inside: what is it cement, paint, gypsum, lime….

Find the issue, remove the offending “cover”, ventilate, allow the property to breath and the cracks will almost certainly sort themselves out. Then use appropriate materials. This isn’t quick.

more than anything im concerned you have a “builder” to plan work before exchanging. Not as a sounding board before an offer. You need to apply for LBC which will be 8-12 weeks minimum before being approved to do any work.

It’s normal to get a quote for work before exchanging if vendor is ok about it. Most people want to budget!

The crack is a bit odd as it’s short. Anything on the outside? I’d ask the surveyor to pop back if possible but location of the crack matters. Is it where two ages of the house join? This is very normal. But speak to the surveyor.

“It’s normal to get a quote for work before exchanging if vendor is ok about it. Most people want to budget”

yes. It’s just OP said discuss refurb with builder. Not renovation and not quote. I’m confused why a builder would be refurbing. If it’s a renovation then she cannot do anything until she has applied for and been granted LBC. Which she may or may not get, and may take 3 months or may take 9.

as for the cracks, probably ok but too much missing info.

You still have time to pull out so don't exchange until you understand the problem and know you have the money and reliable tradesmen to deal with it. You can also reduce your offer to pay for it. But definitely delay exchange until you are sure. This could be very bad.

Get the surveyor back, it's been a very dry summer and I expect a lot of properties will have movement.

@Tortephant You can still discuss all of that with a builder! Time, costs, possibilities etc. Personally I’d use an architect but it’s still reasonable to look at possibilities and costs.

Yes in principle, but a “builder” won’t have a clue about heritage work or costs or timelines.

@Tortephant Some builders specialise in listed properties! As do some architects. There’s merit in the OP’s approach with the right person.

That’s what I was championing. 🤔

The “builder” in question specialises in restoration and heritage properties. We were meeting to start scoping the project. Of course we would obtain LBC for any necessary work.

So it’s renovation not minor redecoration hence meeting a builder.

You had specialist heritage builder on site to scope out work that you realise you need LBC before starting. He knows the era of the property, the construction, its condition and your plans, none of which we know, but you didn’t ask his opinion on the cracks, you asked MN instead and only provided very sketchy info.

🤔

Apologies if you already know all this stuff but it is worth you doing some background reading about repairing older buildings. The more you know, the less builders can take advantage of you, or even accidentally get wrong. With a listed building this is even more important as you are legally liable to put it right if the builders get it wrong.
The only thing you are definitely allowed to do is a like for like repair, or surface decorations. Anything elsewhere needs checking with the local conservation officer.

This forum https://www.periodproperty.co.uk/forum/
Is full of people who own old buildings and are very helpful and friendly. You could post a pic of your crack and people will advise how bad it is. Its also a good place to read up on common old house issues like damp and heating an old house!