Cracks in walls

Discussion in 'Repairs & Maintenance' started by Realist35, 11th Jan, 2021.

Join Australia's most dynamic and respected property investment community
  1. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    Hi guys,

    I own a house in Kings Park, Melbourne. The PM informed me that there are large cracks showing in the walls, as per the pictures. They engaged a handyman who assessed the walls and said the house needs to be re-stumped. The cost of this is apparently 15k which was a big shock to us. We are also surprised that this issue hasn't been identified during the building inspection before we bought the house, 3.5 yrs ago.

    The PM sounded a bit unprofessional. She couldn't answered basic questions such as whether the cracks are superficial etc. I requested that she organizes a qualified builder to do an assessment.

    What are your thoughts guys? Is the builder the right person to make a call? Is the damage concerning or is this expected for older houses? Is some type of reinforcement normaly involved in repairs or does restumping resolves the issue? The PM mentioned how the cracks get bigger during restumping.

    Thanks!
     

    Attached Files:

  2. Trainee

    Trainee Well-Known Member

    Joined:
    24th May, 2017
    Posts:
    10,256
    Location:
    Australia
    You cant expect the pm to be qualified to assess building cracks.
     
    jared7825 and AxeLy like this.
  3. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,095
    Location:
    Sydney or NSW or Australia
    Or a handyman be licensed to supervise building works.
     
    jared7825, AxeLy and Marg4000 like this.
  4. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    Thanks guys. Is it typical for older houses to require restumping?

    Does anyone here have similar experience?
     
  5. Noobieboy

    Noobieboy Well-Known Member

    Joined:
    10th Aug, 2017
    Posts:
    2,172
    Location:
    Utopia
    Hmm. Seems to me not that much cracks to warrant restumping. Is it just two? I’m not an expert obviously. But don’t think a handyman is either. Would rather get an expert to look into it.
     
  6. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,095
    Location:
    Sydney or NSW or Australia
    What is the construction material of the walls?

    Brick/cement rendered walls start at the footings. Timber walls would sit on bearers & joists then the piers.
     
  7. AxeLy

    AxeLy Well-Known Member

    Joined:
    23rd Nov, 2020
    Posts:
    396
    Location:
    Melbourne
    Hi @Realist35 ,
    I had similar wall cracks at my 40 year old IP. Building inspector advised that the house had moved due to the roots of the large trees at the backyard, so I had the trees chopped down and the stumps poisoned. Building inspector further advised me to (a) engage structural engineer to assess the foundation or (b) arrange for 6-monthly building inspection to monitor if these cracks had enlarged.
     
  8. AxeLy

    AxeLy Well-Known Member

    Joined:
    23rd Nov, 2020
    Posts:
    396
    Location:
    Melbourne
    All my IPs are older houses aged 20-40 years. Only one had wall cracks but didn't require re-stumping. My good old painter simply plastered and painted over these cracks ;)
     
  9. AxeLy

    AxeLy Well-Known Member

    Joined:
    23rd Nov, 2020
    Posts:
    396
    Location:
    Melbourne
    My friend was quoted $50k for re-stumping the old house which he wanted to buy, so he decided not to proceed with the purchase.
     
  10. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    Screenshot_20210111-165756_Realestate.jpg
    Thanks Scott. Please see the attached picture of my house. Does this answer your question?
     
    Last edited: 11th Jan, 2021
  11. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    Thanks mate! Who would be best suited to make the call? A builder?
     
  12. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    Hey guys, I have asked the PM to engage a qualified builder to inspect the house and make a call. Is there anyone else I should engage? Should I pay for a building inspection?
     
  13. AxeLy

    AxeLy Well-Known Member

    Joined:
    23rd Nov, 2020
    Posts:
    396
    Location:
    Melbourne
    I paid $600 for a Building + Pest Inspection.
    Subsequently, I was quoted $200 for 6-monthly followup checks on the wall cracks.
     
  14. AxeLy

    AxeLy Well-Known Member

    Joined:
    23rd Nov, 2020
    Posts:
    396
    Location:
    Melbourne
    Is this part of the PM's job ?:confused:
    I was told by mine to source for my own building inspector.
     
  15. Optimus

    Optimus Well-Known Member Business Member

    Joined:
    2nd May, 2018
    Posts:
    280
    Location:
    Melbourne
    A Restumper.
     
  16. Optimus

    Optimus Well-Known Member Business Member

    Joined:
    2nd May, 2018
    Posts:
    280
    Location:
    Melbourne
    First you need to determine if the property is on concrete stumps or timber stumps?

    If timber, it'll need to be restumped.

    If concrete, you're probably having some movement due to soil conditions/settling. So you'll need what's called a jack and pack, which is re-levelling of the floors.

    The Restumper will be able to tell you why you are having movement. (If on concrete stumps)
     
    Stoffo and AxeLy like this.
  17. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    Thanks mate. Can you judge from this picture the type of stumps?
     

    Attached Files:

  18. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,095
    Location:
    Sydney or NSW or Australia
    Yellow ones.

    I can't even tell whether the house is brick veneer, full brick or on a slab from the outside. I'm stumped. :confused:

    PS. Which state is it located?
     
    Last edited: 11th Jan, 2021
    AxeLy likes this.
  19. Optimus

    Optimus Well-Known Member Business Member

    Joined:
    2nd May, 2018
    Posts:
    280
    Location:
    Melbourne
    The stumps are under the house.....
     
    Realist35 likes this.
  20. Optimus

    Optimus Well-Known Member Business Member

    Joined:
    2nd May, 2018
    Posts:
    280
    Location:
    Melbourne
    Just call a Restumper for a "quote" he'll then tell you what's required.

    Don't pay a building inspector.
     
    Realist35 likes this.
  21. Realist35

    Realist35 Well-Known Member

    Joined:
    1st Mar, 2016
    Posts:
    1,652
    Location:
    WA
    It's in Melbourne mate.
    I will pay for a proper building inspection and get their opinion. Hope they are in the best position to judge.