Should You Worry About Cracks in Your Potential New Home?
Buying your first home is an exciting milestone, but it’s not all roses. If the property you’re considering has cracks in the walls or ceilings, you might wonder whether they’re harmless or indicate deeper structural problems. Here’s a guide to help you make an informed decision.
Not All Cracks Are Cause for Alarm
Cracks can occur for various reasons, ranging from minor to serious. Newer homes often experience cracks because materials like timber naturally expand and contract over time. These “hairline fractures” are typically cosmetic and can be fixed by applying filler and repainting.
In older properties, cracks may indicate more significant issues, such as subsidence or structural movement. Cracks that are diagonal, step-like, wider than 3mm, or penetrate brickwork may require investigation. Yellowish stains or damp patches around cracks, particularly near windows and doors, could suggest water damage.
The Importance of a Property Survey
A professional survey is the best way to assess the cause and implications of cracks. While skipping this step to save money is tempting, a survey could uncover issues that might otherwise lead to significant future expenses.
Survey types to consider:
- Level 1 Survey (Condition Report): A basic survey offering a general overview of the property’s condition, ideal for newer homes with no visible issues.
- Level 2 Survey (Homebuyer Report): Suitable for properties with minor visible concerns, providing repair advice and maintenance tips.
- Level 3 Survey (Building Survey): This is the most detailed option, tailored to older homes or properties with visible damage. It provides an in-depth analysis, including advice on structural issues like cracks.
According to the Royal Institution of Chartered Surveyors (RICS), over 80% of homebuyers opt for Level 2 or Level 3 surveys for properties older than 10 years.
What Could Repairs Cost?
The cost of repairs varies based on the crack’s cause and severity:
- Hairline or Cosmetic Cracks: Resolving these with filler and paint typically costs around £175.
- Water Damage: Repairing cracks caused by leaks ranges from £500 to £5,000, depending on the extent and source of the damage.
- Subsidence: This serious issue can cost £5,000 to £15,000 or more, depending on the repair work needed.
Key Warning Signs
Look for these clues to determine if cracks might indicate a deeper issue:
- Width and Depth: Cracks wider than 3mm or deeper than surface plaster need attention.
- Pattern: Diagonal or step-like cracks often point to structural movement.
- Location: Cracks near windows, doors, or ceilings could signal broader problems.
- Moisture Stains: Yellow or brown stains around cracks may indicate water ingress.
- Sagging or Dampness: A sagging ceiling or persistent damp spots around cracks could signal long-standing damage.
Negotiating Based on Survey Results
A survey not only helps identify potential repair costs but also strengthens your negotiating position. If significant defects, like subsidence, are detected, you can negotiate the price to reflect the anticipated expenses. For example, discovering subsidence might justify negotiating £10,000–£15,000 off the asking price.
If the seller refuses to adjust the price or repair costs seem excessive, it’s worth reconsidering the purchase. While it’s disheartening to walk away from a property, it’s better than committing to a home with unaffordable repair needs.
When to Walk Away
In cases of extensive structural damage, especially when the seller won’t budge on price, walking away may be the best decision. Remember, the cost of a survey is a small upfront investment compared to the potential expense of unforeseen repairs.
According to a UK housing survey, around 40% of structural issues in residential properties are linked to moisture and water damage.
Water damage is often preventable with proper insulation, as it helps control condensation, which is cause of damp. However, faulty or outdated insulation can worsen the problem, leading to costly repairs and potential structural damage.
At Cavitech, we specialise in providing expert advice and solutions for removing old, ineffective insulation and installing high-quality, modern alternatives. Our insulation systems are designed to protect your property from issues like condensation and, ensuring your home remains safe, comfortable, and structurally sound for years to come.
Contact us today at 01903 331 578 or you can message us through Checkatrade 9.5/10!