Hello guys. It took me a while to find this old thread of mine, but there are new developments:
I have had BOTR's suggested structural engineer monitor the cracks for the last year. He reported as follows last week:
The damage may be summarised as:
- Damage in the ground floor kitchen limited to a slight crack beneath the bay window
- The presence of cracks in the rear and flank walls of the first and second floor bedrooms
- A crack at the junction of the rear addition flank wall with the main house (in the bathroom at eaves level)
- A vertical crack in the party wall; at the junction of the rear addition with the main house
- Cracks were also visible in the rear walls of the adjacent first and second floor rooms
- The rear wall of the rear addition appears to lean outwards.
The property has been subject to an insurance claim for subsidence of the site. No site investigations were undertaken, but the damage was considered to have been caused by water leaking from drains. The drains were repaired and then a crack at the junction of the rear addition flank wall and the main house was repaired, together with a crack in the first floor bathroom. Chronology of the claim was:
- Discovery Summer 2010
- Claim notified September 2010
- Drains repaired December 2010
- Superstructure repaired January 2011.
Cracks in the rear addition have been monitored since February 2012. Only the eaves/bathroom crack has moved significantly during that time; it has opened and closed by +/- 0.75 millimetres.
Given the evidence to date, it seems likely that the superstructure was repaired before the building had settled down. If so instructed, I would prepare a Schedule of Repairs which includes filling cracks with cementitious resin, inserting HeliBars across vertical and raking cracks, replacing plaster in the vicinity of horizontal cracks over Exmet 95s lath, and refreshing decorations in the affected rooms. It may also be prudent to tie the rear addition rear wall back to the floors.
He suggested I send these comments to my insurer which I have done, and once again they have appointed C********* L******, the same firm as before.
I really don't trust these people to do a decent job. Do I have to accept CL, or can I get the structural engineer to specify and supervise repairs?