Causes of Structural Movement

Structural movement in residential properties refers to the shifting or displacement of the building’s structure from its original position. This movement can manifest in various forms, and can be caused by a range of factors including:

• Subsidence: This occurs when the ground beneath the property sinks or collapses, causing the building’s foundations to move unevenly.
• Settlement: Normal settling of a building over time can lead to minor cracks, but significant settlement could indicate a problem.
• Heave: The opposite of subsidence—when soil swells, lifting the foundation upwards.
• Tree Roots: Trees close to the property can draw moisture from the soil, leading to shrinkage and movement of the ground. Some trees can be more problematic than others for example, willow trees.
• Soil type: Expansive clay soils can contract and expand with moisture changes, affecting the stability of the foundation.
• Water Leaks: Leaking pipes or inadequate drainage can soften the ground and weaken the foundations.
• Mining or Quarrying: Properties built on or near former mining or quarrying sites may experience movement due to voids or subsidence.
• Construction type: if a building is constructed inadequately it can lead to movement.

Signs of Structural Movement

Cracking or movement to a structure can also manifest in ways such as: the corrosion lintels or cavity wall ties, an unsupported chimney breast, or deterioration of the structure i.e. through weathering.

The seriousness of structural movement depends on its extent and rate of progression. Minor, hairline cracks may not be a significant concern, but large, widening cracks or sudden movements indicate a more severe issue that requires attention not only from a cost and hassle perspective, but also due to concerns relating to health and safety.

Examples of how structural movement can be recognised includes:

• Cracks in walls (particularly diagonal or wider than 5mm).
• Cracks near doors and windows.
• Doors and windows sticking or not closing properly.
• Rippling or uneven floors.
• Collapsing of part of the structure.

Small, insignificant movement may be left as is, but it’s essential to monitor it regularly to ensure it doesn’t worsen. Significant or progressive movement should be addressed promptly to prevent further damage to the property.

Repairs for structural movement can vary depending on the cause and severity, but some common methods include underpinning (strengthening the foundation), drainage improvements, removing trees causing subsidence, or filling voids caused by mining.

Seek Advice

If you suspect or observe structural movement in your residential property, it is crucial to seek advice from a qualified professional such as a Structural Engineer or Chartered Building Surveyor. They can assess the property, identify the cause of the movement, if necessary, monitor the movement over time and recommend appropriate repairs.

Repairs to properties suffering from structural movement can be very expensive, additionally, if structural movement is identified, it can prevent a mortgage lender from lending against a property. In turn, this can seriously impact the property’s value. It is vital that prior to purchasing a property you obtain an independent survey to ensure there are no serious issues that impact the value of your home and therefore the financial investment you have made.

Remember, structural issues can worsen over time, so it’s essential to address them promptly to avoid further damage and potential safety risks.

RICS Qualified

At Avery we have RICS qualified Chartered Building Surveyors who are able to carry out an inspection. We cover most of the North West and North Wales, you can see a list of our RICS Surveyors here.

We are a friendly team and would be happy to have a chat with you before the inspection to find out if you have any specific worries about the property before we begin. We will also go through the report and explain our findings with you to ensure you understand them. If you would like to book a building survey, or find out more about our services, you can contact us via our contact form or call our head office on 0330 088 5040.