Cracks are common in buildings, and their presence does not automatically mean serious structural movement. Some result from normal shrinkage or minor changes between materials; others deserve closer investigation. The important factors are pattern, position, width, distortion and evidence of change.
Why cracks occur
Possible causes include drying shrinkage in plaster, thermal movement, minor settlement, poorly detailed alterations, movement around openings, drainage defects, tree influence or movement of the supporting ground. Several causes can produce similar-looking symptoms, so diagnosis from a photograph alone is unreliable.
Features that help interpretation
- whether the crack is internal, external or visible in both places;
- whether it follows a mortar joint, runs diagonally from an opening or occurs where materials meet;
- whether doors, windows, floors or roof lines are also distorted;
- whether it appears recent, has been repeatedly filled or is reported to be widening;
- the property’s age, construction and history of extensions or structural alterations; and
- nearby drainage, retaining walls, slopes and mature vegetation.
When further investigation may be appropriate
Concern increases where cracking appears progressive, is accompanied by significant distortion, affects several connected parts of the building or follows recent work. Stepped cracking in masonry, displacement across a crack, sticking openings and uneven floors can all add context, but no single sign proves the cause.
A surveyor may recommend monitoring, checking drainage, reviewing alteration records, obtaining structural engineering advice or opening up concealed areas. This is not always evidence of imminent failure; it is a way to replace uncertainty with proportionate evidence.
What buyers should do
Do not rely only on a seller’s reassurance or a cosmetic repair. Record the location, ask when it first appeared and whether it has changed, and provide relevant history to the surveyor. Your conveyancer can separately enquire about insurance claims, previous structural work and available approvals.
If you are still at the viewing stage, download the free Seven Warning Signs to Notice at a Property Viewing guide to record visible warning signs and questions before arranging professional advice.
Where cracking is one defined concern, a Specific Defect Survey may be appropriate. Where the home is older, altered or has several condition concerns, a Level 3 Building Survey provides a wider assessment.
Contact Hunter Ellis to discuss the most suitable inspection.
