MET SURVEYORS

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Worried About Cracks or Subsidence?

 

Cracking is one of the most common reasons homeowners contact us.

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Finding a new crack in a wall can understandably be concerning, particularly where it has appeared suddenly, is becoming wider or is accompanied by other signs of movement.

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However, not every crack means subsidence.

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Buildings can crack for many reasons, including:

• Normal settlement

• Seasonal movement

• Thermal expansion and contraction

• Shrinkage of building materials

• Defective construction

• Alterations to the building

• Movement between an extension and the original property

• Drainage problems

• Tree and vegetation related ground movement

• Subsidence or ground movement

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The purpose of the survey is to examine the available evidence and help determine whether the cracking appears cosmetic, requires repair, should be monitored or needs further specialist investigation.

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What Is Subsidence?

 

Subsidence occurs when the ground beneath part of a building moves downwards, potentially causing the foundations and the structure above them to move.

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Properties built on shrinkable clay soils can be particularly susceptible during prolonged periods of hot and dry weather.

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Trees, leaking drains, changes in ground conditions and inadequate foundations can also contribute to movement.

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Possible signs can include:

• Diagonal cracking around doors and windows

• Cracks wider at one end than the other

• Cracking visible internally and externally

• New cracks appearing after prolonged dry weather

• Doors or windows suddenly sticking

• Gaps appearing around window or door frames

• Floors becoming uneven

• Movement between different parts of a building

• Cracking where an extension joins the original house

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These symptoms do not automatically mean that a property has subsidence, which is why an independent inspection can be valuable before conclusions are reached.

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What Does a Specific Defect Survey Cover?

 

The survey can be used to investigate a wide range of individual property problems, including:

• Cracking to walls and ceilings

• Suspected subsidence

• Settlement and structural movement

• Movement to extensions

• Bowing or leaning walls

• Damp and moisture problems

• Water ingress

• Roof defects

• Sagging roof structures

• Chimney defects

• Cracking around windows and doors

• Localised floor movement

• Defective previous alterations

• Problems discovered during refurbishment

• Concerns raised by a purchaser's survey

• Defects to external walls and masonry

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The service is deliberately focused on the particular problem identified rather than providing a general assessment of the entire property.

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What Is Included?

 

Our standard Specific Defect Survey includes:

• Review of information and photographs supplied before the inspection

• Site inspection of the reported problem

• Visual assessment of accessible areas relating to the defect

• Examination of the location and pattern of visible cracking or movement where applicable

• Consideration of the likely causes

• Photographic record where appropriate

• Written report following the inspection

• Recommendations for appropriate next steps

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Where the issue cannot reasonably be diagnosed from a visual inspection alone, the report will explain what further investigation may be appropriate.

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Specific Defect Survey From £695 + VAT

 

The fee for a standard Specific Defect Survey starts from: £695 + VAT

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This normally covers one principal defect or related area of concern within a residential property.

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Where there are several unrelated defects, a particularly large property, extensive cracking or a more complex investigation, we will review the information provided and confirm the fee before arranging the inspection.

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There are no surprises. We will agree the scope and fee with you beforehand.

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What Happens During the Inspection?

 

The surveyor will inspect the affected area and any reasonably accessible parts of the property that may help establish the cause of the problem.

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For cracking and suspected movement, we will consider matters such as:

• Position and direction of the cracking

• Approximate crack widths

• Whether cracking appears internally and externally

• Relationship between the affected area and the original building

• Construction type and building age

• Extensions and previous alterations

• Nearby vegetation

• Visible drainage issues

• Evidence of previous repairs

• Other visible signs of movement

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The objective is not simply to photograph the defect, but to consider why it may have occurred and what should happen next.

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Will the Survey Confirm Subsidence?

 

Sometimes the evidence provides a reasonably clear indication of the likely cause of movement.

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In other cases, it may not be possible to determine conclusively from one visual inspection whether movement is historic, seasonal, progressive or associated with subsidence.

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Where appropriate, we may recommend further investigation such as:

• Crack monitoring

• Drainage investigation

• CCTV drain surveys

• Trial holes to establish foundation depth

• Arboricultural advice

• Ground investigation

• Further structural engineering assessment

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Recommending further investigation does not necessarily mean that a serious defect exists. It simply means that additional evidence is required before a reliable conclusion can be reached.

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This is an important paragraph. I would absolutely include it because it manages expectations and liability.

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Should I Contact My Insurer About Subsidence?

 

If you believe your property may be suffering from subsidence, you should check the terms of your buildings insurance policy.

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A Specific Defect Survey can provide an independent assessment of the visible condition of the property and may help you understand the problem before determining what further action is required.

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However, the survey is not an insurance loss adjuster's report and we cannot guarantee that an insurer will accept an independent report in place of its own investigation.

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That wording keeps us well away from suggesting homeowners should avoid notifying insurers.

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Buying a Property With Cracks?

 

A Specific Defect Survey can also be useful when a HomeBuyer Report or Building Survey has identified cracking or another particular concern.

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Rather than commissioning another complete building survey, you can ask us to concentrate specifically on the defect that has been identified.

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This can help you understand:

• How significant the problem appears to be

• The likely cause

• Whether further investigation is advisable

• Whether repair works may be required

• Whether specialist structural advice should be obtained

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This can be particularly useful before exchanging contracts on an older or altered property.

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Cracks Where an Extension Meets the House

 

This deserves its own section because I suspect it will generate quite a lot of enquiries.

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Cracking between a rear or side extension and the original property is relatively common.

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It can result from differences in foundation construction, settlement, thermal movement, poor bonding between old and new masonry or more significant ground movement.

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The presence of a crack at this junction does not automatically mean subsidence.

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Our inspection will consider the pattern of movement and the surrounding construction to help establish the likely reason and appropriate next step.

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Damp, Water Ingress and Other Property Defects

 

The service is not limited to structural movement.

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A Specific Defect Survey can also be commissioned where you have one particular problem such as:

• Persistent damp

• Water penetration

• Roof leaks

• Defective external walls

• Chimney problems

• Localised timber deterioration

• Defective alterations

• Movement to floors

• Problems with an extension

• An unexplained building defect

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Where specialist testing or investigation outside the scope of our inspection is required, we will explain this in our recommendations.

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Specific Defect Survey or Full Building Survey?

 

If you are concerned about one particular problem, a Specific Defect Survey will normally be the more appropriate service.

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If you want an assessment of the overall condition of the property, including the roof, walls, floors, services, damp, structure and other elements, you should consider a full Building Survey instead.

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The distinction is simple:

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One specific problem → Specific Defect Survey

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Whole property condition → Building Survey

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Why Have a Specific Defect Survey?

 

A focused inspection can help you:

• Understand what may be causing the problem

• Determine whether cracking appears significant

• Avoid assuming every crack is subsidence

• Identify whether monitoring is appropriate

• Understand whether further investigation is required

• Make informed decisions before undertaking repairs

• Investigate problems before purchasing a property

• Obtain an independent written assessment of a particular defect

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Most importantly, it gives you somewhere sensible to start.

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Independent Advice on the Problem That Concerns You

 

Discovering cracking or movement in your property can be worrying, particularly when you do not know whether you are looking at a minor building defect or something that requires further investigation.

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Our role is to assess the particular issue, explain what we can see and provide practical recommendations about the appropriate next steps.