ᐅ Looking for an expert to assess settlement cracks (Lüneburg area)
Created on: 20 Dec 2022 13:13
A
alles3d
Hello,
can anyone recommend a good building surveyor?
Here is the situation. Three years ago, we purchased a house from 1966 with a half-basement and replastered all interior walls. About six months later, new construction started next to us, and a 2.5m deep (8 feet) excavation was made roughly 5-8m (16-26 feet) away from our property line (our house sits at an angle to the boundary) to create a basement-level space and a lower garden area. The neighboring property is therefore significantly lower.
During the construction phase, steel beams were driven 8m (26 feet) deep, with wooden beams stacked in between. It was quite intense how everything vibrated when the steel beams were hammered in—although into pre-drilled holes, it was still quite disruptive. After the beams were removed, it took several months before L-brackets were installed on the edge.
Now we have a problem: cracks have appeared on two interior walls on the side of the house without a basement (the basement is on the side facing the neighbor’s property). The cracks start at floor level on the exterior wall and run diagonally upward toward the center of the house (following the brick joints).
We first noticed the cracks over a year ago. The cracks are very narrow—no more than 2mm (0.08 inches) in some places—but clearly visible. It seems to me that the house has settled slightly in the middle.
It’s a bit unusual for a 40-year-old house to suddenly settle like this, so I suspect a causal connection to the new construction next door.
I would like to have this assessed by a building surveyor.
Thank you very much for your help.
can anyone recommend a good building surveyor?
Here is the situation. Three years ago, we purchased a house from 1966 with a half-basement and replastered all interior walls. About six months later, new construction started next to us, and a 2.5m deep (8 feet) excavation was made roughly 5-8m (16-26 feet) away from our property line (our house sits at an angle to the boundary) to create a basement-level space and a lower garden area. The neighboring property is therefore significantly lower.
During the construction phase, steel beams were driven 8m (26 feet) deep, with wooden beams stacked in between. It was quite intense how everything vibrated when the steel beams were hammered in—although into pre-drilled holes, it was still quite disruptive. After the beams were removed, it took several months before L-brackets were installed on the edge.
Now we have a problem: cracks have appeared on two interior walls on the side of the house without a basement (the basement is on the side facing the neighbor’s property). The cracks start at floor level on the exterior wall and run diagonally upward toward the center of the house (following the brick joints).
We first noticed the cracks over a year ago. The cracks are very narrow—no more than 2mm (0.08 inches) in some places—but clearly visible. It seems to me that the house has settled slightly in the middle.
It’s a bit unusual for a 40-year-old house to suddenly settle like this, so I suspect a causal connection to the new construction next door.
I would like to have this assessed by a building surveyor.
Thank you very much for your help.
Without being able to properly assess the situation (not having been on site/no photos, etc.):
Lüneburg soil mainly consists of sandy ground, possibly with groundwater. Vibrations can naturally cause a rearrangement or consolidation of the sand particles, which may lead to settlements in existing structures.
However, these settlements should be completed now that the work has finished. According to the information provided (as it sounds), there is no risk to the building’s structural stability, and the issues appear to be purely cosmetic.
On our construction sites, this problem was always resolved quickly and informally. A painter who is already on site at some point comes by and fixes the damage. So, it is best to approach the property owner and try to resolve it this way.
Of course, you can hire a building surveyor to assess the extent of the damage and determine the age of the cracks, as well as whether there is ongoing ground movement and if the cracks are getting larger. Whether this effort is worthwhile, I will leave open.
Lüneburg soil mainly consists of sandy ground, possibly with groundwater. Vibrations can naturally cause a rearrangement or consolidation of the sand particles, which may lead to settlements in existing structures.
However, these settlements should be completed now that the work has finished. According to the information provided (as it sounds), there is no risk to the building’s structural stability, and the issues appear to be purely cosmetic.
On our construction sites, this problem was always resolved quickly and informally. A painter who is already on site at some point comes by and fixes the damage. So, it is best to approach the property owner and try to resolve it this way.
Of course, you can hire a building surveyor to assess the extent of the damage and determine the age of the cracks, as well as whether there is ongoing ground movement and if the cracks are getting larger. Whether this effort is worthwhile, I will leave open.
M
Myrna_Loy22 Dec 2022 13:25Search for guidelines on technical construction evidence preservation.
The internet is full of court rulings and lawsuits dealing with proving causality when no prior condition survey was conducted. Expert reports and counter-reports are common in these cases. It is not impossible to establish a connection through expert assessments, but the effort and risk involved are considerable.
The internet is full of court rulings and lawsuits dealing with proving causality when no prior condition survey was conducted. Expert reports and counter-reports are common in these cases. It is not impossible to establish a connection through expert assessments, but the effort and risk involved are considerable.
Hello,
Thank you for the feedback. From what I understand, hiring an expert for a damage claim does not really make sense. The cracks are probably not serious enough for that. I do not think the structural stability of our house is at risk.
However, an expert is still interesting to us because we are considering whether to demolish everything down to the basement or keep the walls standing for our upcoming renovation. If it would be better to strengthen the floor with a layer of concrete, demolition might be the best option.
I wish you all a Merry Christmas!
Thank you for the feedback. From what I understand, hiring an expert for a damage claim does not really make sense. The cracks are probably not serious enough for that. I do not think the structural stability of our house is at risk.
However, an expert is still interesting to us because we are considering whether to demolish everything down to the basement or keep the walls standing for our upcoming renovation. If it would be better to strengthen the floor with a layer of concrete, demolition might be the best option.
I wish you all a Merry Christmas!
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