Reason for contacting SERL Pole
A prospective buyer contacted us following their RICS level 2 survey which highlighted bulging and cracking to the front elevation of a period house in Camden, North London. They sought our opinion for their own peace of mind as they wanted to understand the risks and costs prior to purchasing the property.
The client was seeking a reputable, independent and highly experienced engineering firm specialising in Structural Engineers’ Reports in the North London area
SERL Pole service offer
In response to the clients’ requirements our qualified Chartered Structural Engineer recommended a Specific Inspection Report
There are two distinct types of structural engineers reports:
- A localised, very specific and limited Structural Engineer’s Specific Inspection Report, (SSI) also known as a Specific Defect Inspection Report
- A broader Structural Engineers General Movement Report, or General Structural Inspection Report (GSI), which focuses on matters of cracking and movement only.
Our report
The front elevation of the period cottage, built circa 1880, is similar to thousands of very simply built houses of that time. It was constructed with yellow stock brickwork and red brick arches, typical of these types of houses in the middle of a terrace.
The roof was covered with very heavy clay tiles and had been previously altered. The interior had not been redecorated for decades.
Findings
We found a textbook mid height bulge in the front elevation, rated approximately 3 out of 10 in severity on a scale where 1 is trivial and 10 is severe. Commonly found in such houses, this issue arises from the use of superior bricks for the exterior facade while employing substandard, rejected bricks for the inner portion of the wall. These two layers, or “skins,” are frequently not adequately tied together, resulting in a thinner and weaker wall than first appears.
Internally there was textbook vertical cracking between the inside of the front wall and the abutting wall between living room and hallway, right next to the front door. This had occur because there was no mechanical bond between the front wall and the hallway partition wall which is not normally load-bearing. The crack is what engineers call a normal gap between abutting walls and will always crack unless they are tied together.
The roof also had an issue where the ceiling joists and rafters were inadequately secured to the front elevation. Over its lifetime, this had resulted in the roof spreading outward by approximately 50mm compared to the neighbouring houses in the terrace.
Conclusions and learning points
After our assessment, we determined that the bulging was not serious and did not necessitate any essential repairs. However, we did recommend several “desirable improvements” to enhance the connection between the front wall and the roof, first floor joists, and adjacent walls, at a budget of approximately £10,000.
The client appreciated our expert recommendations and the detailed report. They hoped to negotiate the price with the buyer based on our recommendations, even though the improvements were not essential.
Can we help you?
If you would like advice on any structural aspects of your property, our structural engineers’ are here to help you so please don’t hesitate to contact us.
