We have a problem with a crack in the rendering up near the eaves at the front corner of our 1885 cottage. I think it's water getting behind from a broken soffif and fascia from a misaligned gutter. There are also hairline cracks indside on the upper and lower rooms below.
I can't get up the high, or any ladder, now to inspect and the surveyors I did know are either all dead or into the age where they can't do an efficient check.

I Googled some and got quick responses. One seemed to think we had a flood plain issue? we live on top of a hill - he had the postcode and the other wanted £969 + VAT to get out of bed.
Sod that!
I think it's because we live in the most popular and therefore most expensive place outside Londinium in UK. And in relation to another post I placed on a thread this morning, we are not loaded either.

I have got a reliable handyman who has done a few jobs for me and he's had a look and will provide an estimate - I am guessing big money, rendering off, walls rebuilt, plaster, decoration, new soffit/fascia and check the soakway as there might be related issues down there.

I have checked the insurance and they seem to think we will be covered. Now In the process of photographing everything now to back up the estimate.

Derek,

Sorry to hear of your new structural problem.

1) unless you particularly want to go down the insurance route, 2) assuming your house is not built on clay and judging from my sister in laws garden in your locality, it shouldn't be, 3) without seeing the photographs 4) subject to your handyman's degree of certainty and 5) you are not in a Conservation zone ( I do like a few caveats ) I would be inclined if it was mine to fix the gutter, soffit/fascia problem and then wait and see whether the cracks widen. If they don't then just make it good.

The reason being that matching the render on a 130 year old building will be a tad tricky, let alone the issues/mess once you start thinking about reinforcing the structure.

If you do need a Consultant Surveyor, ask the Conservation Officer at your Local Authority who they would use for your property.

I suspect your house will outlast today's new builds with no problem so....

Good luck.

Charlie

Thanks Charlie, sound advice I am sure.
Carole is so worried about it, that there is no way we would just repair the gutter and see what happens. I have a bit of building knowledge as one does over the years and am mystified and honestly I don't think it's just the gutter. The land here is very sandy and the other end of the terrace, only 6 houses did have a subsisdence problem about 15 years back.
Must admit I always wondered why our place was rendered, it does match the other end, but that can't have been the reason. Did they hide subsisdence on your place? But no other clues and we had a survery before we bought.

Derek

We know your home was structurally sound when you bought it through your survey. We also know the gutter has been leaking and quite possibly water has got behind the render, thus allowing damage to be caused. By fixing the leak you will stop any further deterioration and allow the wall to dry out. Fitting glass tell tails or just by simply drawing a straight line and measuring the crack on your internal wall will allow you to provide your insurer with the information they will require to investigate further. Bear in mind also that your 130 year old walls are most likely of solid construction as cavity walls were only just coming in during that period.

I am sorry Carole is so worried but I would suggest you need to eliminate the gutter issue before you can move on to the more serious possibilities. Your insurers after all will want to be sure of the cause of your hairline crack before they sanction remedial action.

Two things, have you looked at the wall at the other end of your terrace? Also, did your survey make any mention of a crack in the render?

With regard to the render, as both ends of your terrace are rendered it is reasonable to assume that it was done during construction, quite possibly to allow the builder to use cheaper bricks. Facing bricks would have been used on the front facade and a cheaper variety on the end walls, The end walls of terraces are not the impression making bits people look at when buying as they are usually quite bare of detail.

Finally, what does your handyman say, if he is certain it is say subsidence then call in your insurers and they will undertake the necessary survey, most likely using a surveyor off their approved list. If not, it might be prudent to see if there is any movement or deterioration before you spend money on surveyors or call in your insurers.

Charlie

Thanks again Charlie. Subsistence is ruled out by my words with the builders who did the rendering way back, they are hairline cracks only,

Derek - trying to PM you regarding another matter...Chris