What can cause cracks in a house?
Cracking can have many different causes, and the presence of a crack does not automatically mean that a property has subsidence.
Common causes include normal thermal and seasonal movement, settlement, changes in ground conditions, structural alterations, leaking drainage, vegetation, foundation movement, building defects and movement between different materials.
The location, direction, width and pattern of cracking are all important. We consider these factors alongside the wider condition of the building to determine the most likely cause.

Are cracks in my walls a sign of subsidence?
Not necessarily. Cracks can occur for many reasons, and some are relatively minor and non-structural.
However, certain crack patterns, particularly when combined with distortion, sticking doors or windows, sloping floors or other signs of movement, may warrant further investigation.
A structural inspection can help establish whether the cracking is consistent with foundation movement or whether another explanation is more likely.

What is subsidence?
Subsidence occurs when the ground beneath part of a building loses support or changes in a way that causes the building to move downwards.
Potential causes include changes in soil moisture, vegetation, leaking drains, variable ground conditions and the effects of previous construction or alteration.
Not every case of settlement or cracking is subsidence. The important question is what is causing the movement and whether it is ongoing or structurally significant.

How do you assess suspected subsidence?
We begin with a detailed visual inspection of the property and the areas showing signs of movement.
We consider the pattern and characteristics of cracking, the construction of the building, changes in level or alignment, internal and external defects, ground conditions and other potential sources of movement.
We then assess the evidence to determine the most likely cause and whether the movement appears historic, progressive or cyclic. Where further investigation or monitoring is appropriate, we will explain what is required.

What is heave?
Heave is the upward movement of the ground beneath a building, which can cause floors, foundations and walls to move upwards or distort.
It can occur where previously dried or compressed soil absorbs moisture and expands. The causes and effects can vary depending on the type of ground, foundations and building construction.
Because heave can produce cracking and distortion that may look similar to other forms of movement, professional assessment is important in determining the likely cause.

What is the difference between subsidence and heave?
Subsidence generally involves downward movement of the ground or foundation, whereas heave involves upward movement.
Both can cause cracking, distortion and damage to a building, but the appropriate investigation and remedial approach can be very different.
We assess the pattern of movement and the wider evidence at the property before recommending the appropriate course of action.

Can leaking drains cause subsidence?
Yes. Leaking drains can sometimes contribute to ground movement, particularly where water is able to escape into the surrounding soil.
However, a leaking drain does not automatically mean that subsidence is the cause of cracking or movement. Other potential causes need to be considered and the evidence assessed as a whole.
Where drainage is suspected, further investigation may be recommended to establish whether it is contributing to the movement.

Can trees cause subsidence?
Trees and large shrubs can sometimes contribute to ground movement, particularly on shrinkable clay soils. Vegetation can alter the moisture content of the soil, potentially causing it to shrink.
However, the presence of a tree near a property does not by itself prove that it is responsible for cracking or movement.
We consider vegetation alongside the soil, foundations, building construction, cracking pattern and other available evidence when assessing the likely cause.

How can I tell if a crack is serious?
There is no single measurement or characteristic that determines whether a crack is structurally significant.
We consider factors such as:
- the location of the crack;
- its direction and pattern;
- its width and extent;
- whether it passes through different parts of the building;
- whether there is associated distortion or movement;
- whether the crack appears historic or recent; and
- whether other structural defects are present.
The overall pattern of movement is often more informative than the crack itself.

Do cracks get worse in winter or summer?
Some cracking can change with the seasons. Buildings and building materials naturally expand and contract with changes in temperature and moisture, while certain ground conditions can also vary seasonally.
This means that a crack changing slightly over the course of a year does not necessarily indicate progressive structural failure.
Where seasonal movement is suspected, monitoring may help establish whether the movement is cyclic or whether there is evidence of an ongoing structural problem.

 

What causes roof sagging?

A sagging roof can have a number of causes. These may include undersized or overstressed structural members, deterioration of timber, alterations to the roof, inadequate support, movement of supporting walls or changes made during previous works.In some cases, a roof that appears to be sagging may be a longstanding characteristic rather than an active structural problem. In others, it can indicate a defect that requires attention.Our inspection considers the roof structure, supporting elements and how loads are being transferred through the building.

 

Is a sagging ceiling or roof dangerous?

Not necessarily, but it should not be ignored.The significance of a sagging roof or ceiling depends on its cause, extent and whether the condition is changing. We assess the structural elements involved and determine whether the issue appears stable or requires further investigation or remedial work.If there is significant or sudden movement, visible failure or an immediate safety concern, appropriate precautions should be taken while professional advice is obtained.

How do you know whether a structural problem is getting worse?
We look for evidence of ongoing or progressive movement rather than relying on a single observation.
This may involve comparing the condition of cracks and distortion over time, considering previous repairs, reviewing photographs or other historical information and, where appropriate, recommending monitoring.
Our assessment considers whether the issue appears historic, progressive or cyclic and whether it is structurally significant.