How to monitor cracks

Worried About Cracks In Your House? Having Sleepless Nights?

How to monitor cracks in your walls and floors!

Often, home buyers and homeowners are worried by cracks in the house and boundary walls, especially plastered walls!

The good news is that, generally, concrete, stone, brick and masonry walls and concrete or screeded floors that have cracks less than 1 mm wide (the thickness of a credit card) are common and usually do not warrant any corrective action. Most of these small tight cracks are caused by normal shrinkage as the moisture in the walls and floors evaporates over time or settlement of the structure which usually occurs within the first few years after construction.

Be warned, however, that changes in condition around the structure may also cause settlement many years later! Examples are planting a new garden or tree or removing a garden or tree that is against or close to the house.

Crack Fillers

Note that all cracks should be sealed with paint, caulk (sealer) or mortar to prevent water from getting into the structure.

Moreover, if a horizontal, vertical, or diagonal masonry crack is filled with hard masonry patching compound, any substantial future movement is likely to show up as a new crack in the patched area or nearby. Therefore, always use a non-shrinking grout to prevent stressing yourself!

Continued movement

Cracks that continue to move are a reason for concern! Continued movement in cracks should be evaluated as there may be a need for corrective action. Therefore, if you notice a crack has re-cracked or the crack has opened or gotten larger it should be monitored! However, first, make sure there is no shrinkage of the filler product. All cracks that are 5 mm and greater should be carefully monitored to ensure there is no continued movement.

02/09/201810/08/2019

Leaks at Window Sills

Moisture Intrusion at Window Sills

During many property inspections, I keep coming across moisture problems associated with water leaking into window sills and at windows.

Moisture absorbed into brickwork and plasterwork causes them to expand slightly. When the brickwork and plasterwork dry they contract slightly. The water absorbed by the bricks and plasterwork usually causes a slight vertical crack at the edges of the internal window sills. The paint then starts to bubble along the vertical crack. This crack may continue around the length of the window sill before you notice it. What started out as a small vertical crack then becomes a horizontal crack along the bottom of the window sill on the interior face of the sill wall.

The cracks are usually not significant unless allowed to continue unabated.

Rising Damp

Sometimes the moisture intrusion at sills are mistaken for rising damp! Water leaking in at the window sill may bypass the damp proof course (DPC) built in under the window sill as a water-resistant barrier. The moisture may then appear as bubbling paint or crazing cracking of plasterwork, or both, below the window, extending down to floor level.

On external face-brick walls, this may appear as efflorescence (a white powder).

Internally, this may appear as bubbling paint above the skirting or discolouration of the skirting itself.

How do you prevent the moisture intrusion into window sills?

Continue reading “Leaks at Window Sills”

12/07/201804/06/2022

Trees and Your Home

Tree Damage:

trees close to your home and clay soils can cause serious damage

Trees can cause major damage to your home, garden and boundary walls. This is especially true on the Witwatersrand where most areas and soils have some clay content. Without care and control, they may cost you a lot of money and no small amount of effort to fix.

Furthermore, shrubs should not be planted too close to the masonry walls either. The building regulations specify a minimum distance of 1,2 m for normal soils and 1,5 m if you have clayey soil.

Roots

Roots can also grow beneath your foundation and lift the house or they can leach water from the ground during dry spells and sink or settle the house unevenly.

They will cause the soil to dry out and, in the case of clay soils, to shrink.

Any subsequent watering or extended rain periods will cause the clay to swell. In this way, trees and large shrubs can cause movement on clay soils resulting in damage to your home and walls.

The amount of movement depends on the percentage of clay content, the depth and extent of the root system and the efficiency of the tree to extract moisture from the soil.

When underground sewer and water pipes develop small leaks, roots will quickly take advantage of those leaks. Before you realise it you have a blocked sewer line and pools of water and sewage in your yard.

What not to plant

All trees should be regarded as a potential source of damage. The following varieties are, however, particularly prone to causing damage: