Reason for contacting us
A client was purchasing a family home but was concerned about significant cracking adjacent to the front elevation and within the hallway.
Pole Structural Engineers Reports were contacted by the prospective buyer who was seeking a reputable, independent, and highly experienced structural engineering company specialising in Earlsfield, South London.
Pole service offer
In response to the client’s requirements our qualified Chartered Structural Engineer recommended a General Movement Report.
There are two distinct types of structural engineers reports:
1) A localised, very specific and limited Structural Engineers Defect Report or a Specific Structural Inspection Report (SSI);
2) 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 property was a very conventional Edwardian house with a projecting entrance porch shared with the neighbour. It was was very dated and in need of complete refurbishment. The local geology is London Clay and a medium-size tree existed on the public footpath, which is common to many roads in the area.
Findings
Significant cracking of upwards of 10 mm was found in the external wing wall or garden wall supporting the entrance porch as seen in the photograph opposite.
Inside there was moderate cracking to the party wall at the bottom of the staircase. The estate agent advised us that this same crack existed in the neighbouring property.
Conclusions
The wing wall supporting the porch had subsided quite significantly, which is a common occurrence in these structures known as “garden walls” due to their shallow foundations compared to the main house. This particular wall was situated closest to the pavement tree, exposing it to potential damage from tree roots, among other factors.
The cracking was considered historic, but likely to be an ongoing risk given the proximity of the tree. The internal crack within the party wall was minor but in need of a proper resin repair and not just Polyfilla.
We advised that the repair costs were likely to be in the region of £3,000-£5,000, which was a relatively small compared to the overall cost of the refurbishment of the house.
We considered that the future risk of subsidence was higher than usual and encouraged the current owner to contact the Local Authority with regard to pruning the tree. We also recommended a specialist contractor for the crack repairs.
An important lesson learned was the need for estate agents and existing property owners to proactively engage with a qualified structural engineer when there is a clear indication that a buyer will require a structural engineer’s report. This is particularly relevant in situations such as this one, where large cracks are evident right next to the front door.
