Join Australia's most dynamic and respected property investment community

Ground Movement

Discussion in 'Repairs & Maintenance' started by Timwest, 3rd Apr, 2016.

  1. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
    Hi Guys,

    Spent the weekend looking at properties in the Ipswich area. Came across a nice brick 3 bedder and am pretty keen to place an offer. Only issue is there seems to be some ground movement. See pics of cracks in bricks and wall leaning away from garage.

    The property is 16 years old and this is the damage that has happened in that period. My question is, is this really that much of an issue? What type of things could actually go wrong and what costs could I be up for in repairs if structural integrity is actually compromised.
     

    Attached Files:

  2. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    2,927
    Location:
    Brisbane
    I'd be careful in Ipswich with the possibility of not knowing what is underneath the house. The cracking would worry me more in Ipswich than in Brisbane. Can you get hold of a map of underground mineshafts?
     
    Timwest likes this.
  3. Timwest

    Timwest Well-Known Member

    Joined:
    11th Feb, 2016
    Posts:
    108
    Location:
    Sydney/Wollongong
    I have done my research it is completely clear from any mining activity by 5km or so.
     
  4. DaveM

    DaveM Adelaide Buyers Agent & KFC Strategist Business Member

    Joined:
    14th Jun, 2015
    Posts:
    2,102
    Location:
    Sydney & Adelaide
    I would expect its from heaving of reactive clay soil. If this is the only concern, see what a B&P turns up but if on clay soil this is common
     
    Sonamic and Timwest like this.
  5. dabbler

    dabbler Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    2,679
    Location:
    Sid en e - olympic city
    reactive soils move and cause cracks, what I see in the pics looks minor, and if in reactive area, most places will have the same.

    Only thing that may have helped is a 12 inch slab etc.

    Your B&P should tell if there is anything of real concern.
     
    Timwest likes this.
  6. R.B.

    R.B. Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    54
    Location:
    Sydney
    Have you checked that this house is not on a black soil area?. I have seen couple with same issue in Raceview earlier this year. it is common in particular areas of Raceview. The houses I was looking at were around 7-8 years old.
     
  7. Jungle

    Jungle Active Member

    Joined:
    22nd Feb, 2016
    Posts:
    36
    Location:
    NSW
    Hey buddy how did you go? did you ended up buying it? how did you get hold of a map/info of underground mineshafts. Im also looking into ipswich area.
     
  8. Heinz57

    Heinz57 Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    493
    Location:
    Brisbane
    Council search of property will show mining overlay. Clay soils in the area do lead to movement. It can depend on what type of slab is used to build.
     
  9. norwoodman

    norwoodman Well-Known Member

    Joined:
    20th Jun, 2015
    Posts:
    262
    Location:
    Brisbane, QLD
    The cracking from those photos (they looks less than 1-2mm in width) would be indicative of minor differential movements and not of any significant structural issues - however, it would be worth monitoring.
     
  10. Jungle

    Jungle Active Member

    Joined:
    22nd Feb, 2016
    Posts:
    36
    Location:
    NSW
    Is there a way to check if its black soil? On the council it tells you about minning, noise gass pipe line but havent seen anything about the black soil. Am I missing something?