Do I need to buy a 10 foot bargepole

muckwarrior

...so that I can not touch this house with it?

So, we're looking to buy a house and we found one that's in the perfect area and also has everything else we're looking for such as a huge west facing back garden. It is however in major need of refurbishment, but we should have about 30-40k for that.

One issue though, that may push it outside our budget, is that it's showing potential signs of subsidence. There are quite big cracks on the front wall, both inside and outside. My first question I guess is how likely is the cause to be something less serious? And secondly, how much might this cost to fix? Of course we'll be getting it surveyed, but was just hoping to get some opinions in the meantime.

Attached pics of the cracks. First is in an upstairs bedroom. On the outside a crack can be seen going from the right top of the left window. Also smaller cracks/loose mortar either side of the downstairs window.

MrMusician18

Hard to see but it looks like the window heads are steel, they've rusted and expanded and jacked the window heads up. There could also be a subsidence issue too.

As for the length of bargepole only you can say but if you're really interested in it, getting it properly assessed is a must. Get an engineer and a builder to look at it for you.

Calahonda52

is it just this window or is it repeated around the house?
I suspect the site is exposed, with maybe a marine influence, am doing an audit ifor a building in kilrush with the same issue.
whats state are the cills in? see attachment
The interesting feature is the concrete facia soffit board, which will make for interesting thermal bridging.
Subsidence is better seen by looking at footpath/wall interface

muckwarrior

The cills seem ok, nothing like the one pictured.

I didn't spot any evidence of cracks low down. The major one is that one in the upstairs room, with more minor ones either side of the downstairs window head, which could be explained by rust alright. Also, the cracks seem to be only in the front wall, which is the only brick one.

The concrete facia/soffit is unusual alright. I had assumed that this was a poured concrete lintel around the top of the exterior walls, but do you think it could just be some kind of facade?

dathi

poured ring beam/fascia soffet all the 50s and 60s ex council houses here in kilkenny have them

Calahonda52

muckwarrior wrote: »

The cills seem ok, nothing like the one pictured.

I didn't spot any evidence of cracks low down. The major one is that one in the upstairs room, with more minor ones either side of the downstairs window head, which could be explained by rust alright. Also, the cracks seem to be only in the front wall, which is the only brick one.

The concrete facia/soffit is unusual alright. I had assumed that this was a poured concrete lintel around the top of the exterior walls, but do you think it could just be some kind of facade?

What is the wall construction?

muckwarrior

Calahonda52 wrote: »

What is the wall construction?

You mean the other walls? Block I assume, they're just pebble dashed.

Calahonda52

muckwarrior wrote: »

You mean the other walls? Block I assume, they're just pebble dashed.

no evidence of subsidence there
I was wondering whether they were solid block and just a cavity for the brick facade?

muckwarrior

Calahonda52 wrote: »

no evidence of subsidence there
I was wondering whether they were solid block and just a cavity for the brick facade?

That's what I assume, but not sure tbh. Getting it surveyed in a few days so will find out more then.

Calahonda52

muckwarrior wrote: »

That's what I assume, but not sure tbh. Getting it surveyed in a few days so will find out more then.

okay so see if they can take off a wall vent as shown in the gable.
Is the extension new?

muckwarrior

Calahonda52 wrote: »

okay so see if they can take off a wall vent as shown in the gable.
Is the extension new?

Thanks, will do.

No, not new. Judging by the kitchen that's installed in it I'd say about 30 years old.

chooseusername

Could it be a poor window replacement job perhaps?
Original timber windows - no lintel on outside leaf.
heavy handed acrows to retro fit iron lintel.
Wouldn't account for crack inside though.

Victor

muckwarrior wrote: »

Do I need to buy a 10 foot bargepole

Use someone else's 18-foot barge pole. You need an engineer and the engineer needs professional indemnity insurance.

In the two areas I've marked here, there seems to be more cracking above the front door and is there a part-demolished shed in the back garden.



In buying the property, I would expect to have to completely replace the entire facade and any other wall showing similar issues.

You will likely have to insulate and replace the windows anyway.

Yellow_Fern

Victor wrote: »

Use someone else's 18-foot barge pole. You need an engineer and the engineer needs professional indemnity insurance.

In the two areas I've marked here, there seems to be more cracking above the front door and is there a part-demolished shed in the back garden.



In buying the property, I would expect to have to completely replace the entire facade and any other wall showing similar issues.

You will likely have to insulate and replace the windows anyway.

Is that because it unstable? Are these cracks serious?

Victor

Yellow_Fern wrote: »

Is that because it unstable? Are these cracks serious?

I can only imagine it is relatively stable in ordinary circumstance. In abnormal circumstances, e.g. the snow of 2010 and/or exceptionally high wind, I would have my worries.

While it hasn't fallen own in the years since it was built, it is only going to get worse.

Calahonda52

Victor wrote: »

I can only imagine it is relatively stable in ordinary circumstance. In abnormal circumstances, e.g. the snow of 2010 and/or exceptionally high wind, I would have my worries.

While it hasn't fallen own in the years since it was built, it is only going to get worse.

Is this about the house?

muckwarrior

Victor wrote: »

is there a part-demolished shed in the back garden.

No, part built. I guess they were planning on getting around to finishing it one of these decades.

ravendude

Calahonda52 wrote: »

Subsidence is better seen by looking at footpath/wall interface

What does one look for here? In my house the footpath is somewhat separated from the house wall. An engineer looked in the past but reckoned it was the movement in the footpath itself and not the house. You've got me woreiws now!