Risks of Buying a House with Structural Movement

Buying a house is a significant investment, and structural movement can be a concerning issue for potential homeowners.

Structural movement refers to shifts in a building’s foundation, walls, or roof, which can occur due to various factors such as soil conditions or poor construction methods.

Whilst minor structural movement might not necessarily be a deal-breaker, severe or ongoing issues can pose significant risks and financial burdens.

When considering a property with structural movement, it’s crucial to obtain a thorough house survey conducted by a qualified RICS surveyor.

These professionals can assess the extent of the movement and determine whether further investigation by a structural engineer is necessary.

In many cases, the movement may be within normal ranges and not cause for alarm.

However, if significant structural issues are identified, buyers should carefully weigh the potential costs of repairs against the property’s value. It’s essential to consider both immediate safety concerns and long-term financial implications.

Engaging with the current owners to understand the history of the issue and any previous remedial work can provide valuable insight into the property’s condition and help inform the decision-making process.

Understanding Structural Movement

Structural movement in buildings refers to changes in a property’s physical structure over time. These shifts can impact a home’s stability, safety and value.

Types and Causes of Structural Movement

Structural movement can occur due to various factors. Ground conditions, construction methods, and environmental influences all play a role.

Subsidence happens when the ground beneath a building sinks, causing the structure to move downwards. This often results from soil shrinkage in dry weather or leaking drains washing away soil.

Landslip is another type of movement where the ground shifts sideways, typically on sloping sites. This can be triggered by heavy rainfall or changes in groundwater levels.

Thermal movement occurs as building materials expand and contract with temperature fluctuations. This is normal but can lead to issues if not properly accounted for in construction.

Differential Movement and Expansion

Differential movement occurs when different parts of a structure move at varying rates or in different directions. This can cause significant stress on the building.

Expansion joints are often used in construction to allow for movement without causing damage. These gaps between building sections accommodate thermal expansion and contraction.

Uneven settlement is a common form of differential movement. It happens when one part of a foundation settles more than another, leading to cracks and structural issues.

The Role of Clay Soil and Tree Roots

Clay soil poses unique challenges for structural stability. It expands when wet and shrinks when dry, causing ground movement.

This shrink-swell cycle can lead to foundation issues, especially in areas with significant seasonal moisture changes.

Tree roots can exacerbate problems in clay soils. They extract moisture from the ground, causing soil shrinkage and potential subsidence.

Large trees near buildings may need management or removal to prevent structural damage. However, sudden removal can also cause issues as soil moisture levels change.

Indications of Heave, Settlement, and Subsidence

Heave occurs when the ground swells upwards, often due to recovering water tables or removal of large trees. Signs include lifting of paths and patios, and jammed doors or windows.

Settlement is the downward movement of a structure into the ground. It’s often seen in new buildings as they ‘bed in’. Signs include small, vertical cracks above windows and doors.

Subsidence indicators include diagonal cracks that are wider at the top, often near windows and doors. Cracks may appear suddenly and be visible both inside and outside the property.

Other signs of structural movement include sticking doors and windows, sloping floors, and separation between walls and ceilings. Early detection and professional assessment are crucial for managing these issues effectively.

Assessing the Impact of Structural Issues

Structural issues in a house can range from minor cosmetic flaws to severe problems affecting stability and safety.

Proper assessment is crucial to understand the extent of the damage and its implications for potential buyers.

Identifying Cracks and Structural Problems

Cracks in walls, floors, or ceilings often indicate underlying structural problems. Hairline cracks are typically cosmetic, but wider or diagonal cracks may signal more serious issues.

Look for doors or windows that stick, uneven floors, or visible gaps between walls and ceilings.

Bulging walls, sagging roofs, or leaning chimneys are clear signs of structural movement. Pay attention to any dampness or mould, as these can weaken the building’s structure over time.

Keep an eye out for cracks that form patterns, particularly those that appear after periods of extreme weather. These may indicate soil movement or foundation problems.

When to Consult a Structural Engineer

If you spot any significant cracks or signs of movement, it’s essential to consult a structural engineer. They can assess the severity of the issue and recommend appropriate solutions.

A structural engineer should be called in when:

• Cracks are wider than 5mm
• There’s visible bowing or leaning of walls
• Floors feel uneven or bouncy
• Multiple cracks appear in a short period

The engineer will examine the property, identify the cause of the structural issues, and provide a detailed report.

This report is invaluable for understanding the extent of the problem and estimating repair costs.

The Importance of a Structural Survey

A full structural survey is a wise investment when considering a property with signs of structural movement. This comprehensive inspection goes beyond a standard homebuyer’s survey.

The structural survey will:

• Identify all visible defects
• Assess the condition of the property’s structure
• Provide expert advice on repairs and maintenance
• Offer insight into potential future issues

The surveyor will thoroughly examine the property, including hard-to-reach areas like the roof space and foundations. They’ll use specialised equipment to measure movement and assess stability.

A detailed report will highlight any structural problems, their severity, and estimated repair costs. This information is crucial for making an informed decision about purchasing the property and negotiating the price.

Financial Considerations

Structural movement in a property can have significant financial implications for potential buyers. The costs associated with addressing these issues can vary widely depending on the severity and extent of the damage.

Estimating the Cost of Repair

Repair costs for structural movement can range from minor to substantial. For minor issues like small cracks, repairs might cost a few hundred pounds.

More severe problems could run into tens of thousands. It’s crucial to obtain multiple quotes from qualified structural engineers and builders.

A professional survey is essential to accurately assess the extent of damage and required repairs. This survey typically costs £500-£1,000 but can save money in the long run by identifying hidden issues.

Insurance companies may charge higher premiums or refuse coverage for properties with structural movement. This additional expense should be factored into the overall cost of ownership.

Underpinning and Its Financial Implications

Underpinning, a common solution for foundation issues, is a costly procedure. The average cost ranges from £10,000 to £50,000, depending on the property size and extent of work required.

The process involves excavating beneath the existing foundation and extending it to more stable ground. This can take several weeks or months, potentially displacing occupants and incurring additional living expenses.

Some mortgage lenders may be hesitant to finance properties requiring underpinning. This could limit buyer options or result in less favourable loan terms.

Renovation Costs for Older Properties

Older buildings often require more extensive renovations to address structural movement. These properties may have outdated building techniques or materials that complicate repairs.

Common renovation costs include:

• Repointing brickwork: £20-£40 per square metre
• Replacing wooden beams: £1,000-£3,000 per beam
• Damp proofing: £70-£100 per metre of wall

Listed buildings or those in conservation areas may have restrictions on repair methods, potentially increasing costs. Specialised materials and techniques might be necessary to maintain the property’s historical integrity.

It’s wise to budget an additional 10-20% for unexpected issues that may arise during renovation work on older properties with structural movement.

Making an Informed Decision

Purchasing a house with structural movement requires careful consideration of risks and potential impacts.

Buyers must weigh the severity of the issue against their budget and long-term plans.

Risks Associated with Structural Movement

Structural movement can pose significant safety hazards and financial burdens. Cracks in walls, uneven floors, and sticking doors may indicate underlying problems.

These issues can worsen over time, leading to costly repairs or even rendering the property unsafe.

Foundation issues are particularly concerning. They can affect the entire structure and may require extensive remediation. Soil conditions play a crucial role in foundation stability.

Clay soils, for instance, are prone to expansion and contraction, potentially exacerbating movement.

Insurance companies often view properties with structural movement as high-risk. This can result in higher premiums or difficulty obtaining coverage. Resale value may also be impacted, limiting future options for the buyer.

Structural Movement in the Home Buying Process

When considering a property with structural movement, a thorough survey is essential. A structural engineer’s report can provide detailed insights into the extent of the problem and recommend solutions.

Key steps in the process:

1. Initial inspection
2. Structural survey
3. Cost assessment for repairs
4. Negotiation with the seller

Buyers should factor potential repair costs into their budget. In some cases, sellers may agree to a price reduction or to complete necessary work before sale. It’s crucial to obtain written guarantees for any agreed-upon repairs.

Mortgage lenders may require additional assurances before approving a loan for a property with structural issues. This could include evidence of completed repairs or a retention agreement, where funds are held back until work is finished.

Preventative Measures and Maintenance

Effective preventative measures and maintenance can significantly reduce the risk of structural movement in houses.

Proper construction methods and addressing potential issues early are key to maintaining a stable structure.

Mitigating Risks with Construction Methods

Robust construction techniques play a crucial role in preventing structural movement. Adequate foundations are essential, especially in areas with clay soil or potential subsidence.

Engineers recommend deeper foundations and reinforced concrete slabs to distribute the load evenly. Proper drainage systems around the property help manage water flow, reducing the risk of soil erosion and settlement.

Building with flexible materials can accommodate minor ground movements without causing damage. Expansion joints in brickwork and timber frames allow for slight shifts without cracking.

Regular inspections by qualified professionals can identify early signs of movement, allowing for timely interventions.

Addressing Roof Spread and Foundation Issues

Roof spread occurs when the roof structure exerts outward pressure on the walls, potentially causing them to bow. To prevent this, tie rods or collar ties can be installed to counteract the lateral forces.

Strengthening roof trusses and ensuring proper connections between roof and wall structures helps maintain stability.

For foundation issues, underpinning is a common solution. This involves extending the foundation deeper into stable soil layers. Resin injection can also stabilise foundations by filling voids and compacting the soil.

Maintaining consistent soil moisture levels around the property is crucial. Installing soakaways and French drains can help manage water runoff, preventing soil erosion and reducing pressure on foundations.