Join Australia's most dynamic and respected property investment community

Cracked brick wall, suspect foundation moving, any structural engineer to recommend in Sydney ?

Discussion in 'General Property Chat' started by Kangaroo, 11th Dec, 2015.

Tags:
  1. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    Bought a house without B&P in Sydney, now find cracks in external wall. :eek::eek: silly silly silly !

    Any one can recommend a good structural engineer in Sydney ?

    double/split story, full brick PPOR has vertical cracks in brick walls right from the bottom to the very top, near corners of walls. So far around 2 mm wide. No internal cracks yet.
     
  2. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,573
    Location:
    Sydney or NSW or Australia
    Which area?
     
  3. WestOz

    WestOz Well-Known Member

    Joined:
    19th Jun, 2015
    Posts:
    625
    Location:
    WestOz
    Is it "Possible" the cracks have been there since not long after the house was constructed, all part of settling, that the previous owners just ignored it, never painted etc?
     
    Kangaroo likes this.
  4. WattleIdo

    WattleIdo renovating Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    1,821
    Location:
    Central West NSW
    Very common like this out west. You say vertical. Is it straight up and down (a little scary) or somewhat diagonal?
    FYI Urutek won't waste time on a house with cracks under 5mm - or is it 5cm? I've forgotten but they like 'em big and scary. Either way, 2mm is not much to brag about. Photo?
     
  5. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    it is straight up and down !
     
  6. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    No idea though. have not got faintest idea when it occurred.
     
  7. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    Homebush
     
  8. WattleIdo

    WattleIdo renovating Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    1,821
    Location:
    Central West NSW
    Why don't you get a builder to do an inspection now, then. They are the devil's advocate and will give you the worst news possible. Then it'll start to get better from there ....
     
    datto and Kangaroo like this.
  9. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    Should I use a structural engineer or a builder ? I thought builder may or may not has conflict of interest or not so conflict of interest there. I read it somewhere else on whirlpool saying it is better to use structural people.
     
  10. WattleIdo

    WattleIdo renovating Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    1,821
    Location:
    Central West NSW
    I don't know but structural engineers are pretty evasive, from my limited exerience. And probably cost a fortune and get very involved. Builders tend to have a common sense approach and are more available. I'd still want to know if there's anything else been missed. I would think of it as a way of saying sorry to yourself.
    If the builder tells you to get a structural engineer, I'd look at Urutek and other such companies first before making a firm decision on what to do next.
    Might not have to do anything.
     
    bob shovel likes this.
  11. See Change

    See Change Timing Lord Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    2,145
    Location:
    Sydney
    2mm or 2cm ... 2 mm , you call that a crack ... :rolleyes:

    How old is the house ?

    Cracks in Sydney are pretty common . especially if it's clay.

    I'd look at a building inspector to inspect it . Paid on an hourly basis. If that's all they do , they're not there to generate money from you by recommending work they're not going to do. ...

    I always remember a house we saw in rhodes 30 odd years ago . Had major structural cracks in the middle of the house with the centre part needing underpining . Saw it a year later when it went back on the market and having seen it before I could tell that all they'd done was fill the cracks .

    Our down sizer is some 80 years old and has a couple of decent cracks , one around 1 cm in back wall and some cracking across internal walls. We'll get a building inspector in and get advice on what we need to do.

    My parents last house had some decent cracks due to inadequate foundations . they had additional piers put in and where needed the existing piers were replaced with adjustable metal piers . think it cost around 20 K .

    Cliff
     
    Kangaroo likes this.
  12. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    5,573
    Location:
    Sydney or NSW or Australia
    Definitely an ingunear. Cracks are a concern as they're vertical but very small.

    How close to the corners of the building?

    Could just be detailing - lack of expansion joint. So a sawcut and expansion joint ties laid into the joints or it may require crack stitching if the crack is caused by settlement.
     
    Kangaroo and vbplease like this.
  13. See Change

    See Change Timing Lord Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    2,145
    Location:
    Sydney
    one thing I've noticed in the past , on the forum is there seems to be much more emphasis placed on reactive soils in Melbourne and Brisbane compared with Sydney .

    A quick google search provides much more info from melb and Brissie sources.

    Is Sydney a more stable place ...

    Cliff
     
  14. See Change

    See Change Timing Lord Premium Member

    Joined:
    18th Jun, 2015
    Posts:
    2,145
    Location:
    Sydney
  15. Biz

    Biz Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,474
    Location:
    Sydney
    Sydney is full clay, the old house had no joints hence you get cracking.

    If iwas you kamgaroo I would just monitor it for a year or two before calling anyone. Like Westoz said they might have been there for years.
     
    bob shovel and Kangaroo like this.
  16. vbplease

    vbplease Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    535
    Location:
    Brisbane
    Another vote for a structural engineer in. Most importantly they will identify the cause of cracking..

    adding articulation to the external brick (assuming its just a veneer?) is just one type of remedial fix and won't address the cause of movement.

    from a quick google search, this is the type of guy you need (i have no affiliation with the company) John Forrest | Forrest Engineering Solutions
    Expect $800-1.3k for a comprehensive report with specific recommendations. You get what you pay for..
     
    Kangaroo likes this.
  17. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    What is "full clay" ? is the opposite to reactive clay ?
     
  18. Biz

    Biz Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    1,474
    Location:
    Sydney
    Meant to say full of clay...blame the tablet.
     
    Kangaroo likes this.
  19. Kangaroo

    Kangaroo Well-Known Member

    Joined:
    21st Aug, 2015
    Posts:
    254
    Location:
    Sydney
    The cracks are about 1/2 brick length from the corners.
     
  20. datto

    datto Well-Known Member

    Joined:
    23rd Jun, 2015
    Posts:
    1,394
    Location:
    Mt Druuiitt
    I personally don't worry about cracks (only the plumber's - "oi, lift ya dacks up or I'll park my bike there!").

    I just don't like the idea of keeping building professionals on high incomes (lol - apologies to all in that field)

    All my properties have cracks - large and small . I would only be concerned if I visited my IP one day and found part of the property scattered across the lawn.

    I'd be doubly concerned if I then saw a pair of legs sticking out of the rubble.....how do I get "it" into the boot of my car without anyone noticing? So far that hasn't happened nor have I heard of it happening.

    My 2c.
     
    Toon, Kangaroo and Jess Peletier like this.