Movement Crack Repair

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DonAman

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I have an old house (1930’s maybe). It has experienced movement throughout its life. All the house in yhe street are the same and all experieced similar movement and cracking.

The house received substantial remedial stitching over 12 years ago. As far As I can tell the stiching has been effective.

I am currently renovating the kitchen. The kitchen is room that experienced the worst effects of the movement. After removing the plaster I discovered the structural cracks left from the movement. (see the attached pictures)

I want to repair the cracks before plastering. I’m finding it difficult to get clear advice on this situation. I’ve done some research and it seems I have to be careful about how I repair these cracks in case there’s any contraction movement. Any advice on how I should go about repairing these cracks would be greatly appreciated.

Also, I would like to know if there’s anything I could do now to improve the structure further. I would like to strengthen the structure, but funds are somewhat tight. Any advice?
 

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Not my area of knowledge.
But I would take out bricks every 3 courses and replace.
Then a few steel stitch bars in-between.
Point up.
Insulated plasterboard over
 
Cheers Wayners. I was thinking something similar. I want to get a professional in to look at it, but would like a few ideas to put him.

Re the insulated plasterboard, I was thinking of that, but also just hardwalling (as it was done before). It’s a small space for a small kitchen, so I wasn't thinking too much about insulation. Some folk seem to really like the boards, others prefer hardwall. I can easily be persuaded either way here.
 
I like insulation. Depends if you have a cavity.
 
DonAman said:
Cheers Wayners. I was thinking something similar. I want to get a professional in to look at it, but would like a few ideas to put him.

Re the insulated plasterboard, I was thinking of that, but also just hardwalling (as it was done before). It’s a small space for a small kitchen, so I wasn't thinking too much about insulation. Some folk seem to really like the boards, others prefer hardwall. I can easily be persuaded either way here.
Click to expand...
Plasterboards dabbed also have a sheathing effect. They can help to actually knit a friable wall together.
 
Hello,
Have you ever had a structural engineer look at these, do they open and close over time, or have you just discovered them now ? I've got a similar problem and post to this.
 
What is causing the movement is it old mine workings or something similar. I think I would want to take professional advice on cracks like that it doesn't look to me from your pics. that it has settled.
 
You need to determine the cause of the movement causing the cracks, and implement a suitable solution/repair, not just repair the cracks. Otherwise you risk repairing the crack in one place, and another pops up somewhere else.
 
If other properties in the street suffer similar issues, could it just be a case of poor workmanship back in the day, or weak ground that is still settling ? In which case, there may not be a realistic remedey, just a case of riding with it.
I read about resin injection and I'm surprised you don't hear much about it, there must be a goldmine waiting for someone who can solve these issues without invasive and costly procedures.
 
Harria70 said:
Hello,
Have you ever had a structural engineer look at these, do they open and close over time, or have you just discovered them now ? I've got a similar problem and post to this.
Click to expand...
Harria70 said:
If other properties in the street suffer similar issues, could it just be a case of poor workmanship back in the day, or weak ground that is still settling ? In which case, there may not be a realistic remedey, just a case of riding with it.
I read about resin injection and I'm surprised you don't hear much about it, there must be a goldmine waiting for someone who can solve these issues without invasive and costly procedures.
Click to expand...

I haven't had a structural engineer in. I knew of the cracking before I bought the property, I just discovered the extent of the damage after removing the plaster. The house was stitched about over 12 years ago and the elderly owners just didn't bother repairing (or doing any renovation work). I think it may have been effective but haven't had the property long enough to judge whether they are closing or opening. This is my concern: if they are closing and opening, I’m told I shouldn't repair with a strong mortar as to avoid making it worse, and instead use a hydraulic lime and sand mortar.

The ground is clay, I think, and the house does not have deep foundations. This is true for the houses on the street, so yeah, I think the workmanship was too thorough. My neighbors seem to think it’s a case of just managing and riding with it!
 
Last edited:
^woody^ said:
You need to determine the cause of the movement causing the cracks, and implement a suitable solution/repair, not just repair the cracks. Otherwise you risk repairing the crack in one place, and another pops up somewhere else.
Click to expand...
As far as I can tell it’s the consequence of the ground and foundations that aren’t deep. My neighbor suggested it had something to do with some kind of activity nearby, which is why it affected all the houses - tho she couldn't remember the specifics. The rear of the house (where this room is located) was stitched over 12 years ago, and the elderly person who lived here just didn't repair or renovate. I’m not sure if there’s any more movement occurring, but there’s not damage around the stitching
 
^woody^ said:
You need to determine the cause of the movement causing the cracks, and implement a suitable solution/repair, not just repair the cracks. Otherwise you risk repairing the crack in one place, and another pops up somewhere else.
Click to expand...
jj4091 said:
What is causing the movement is it old mine workings or something similar. I think I would want to take professional advice on cracks like that it doesn't look to me from your pics. that it has settled.
Click to expand...


As far as I can tell it’s the consequence of the ground and foundations that aren’t deep. My neighbor suggested it had something to do with some kind of activity nearby, which is why it affected all the houses tho she couldn't remember the specifics. There was also a train line that used to run not too far away, and is now discontinued

The rear of the house (where this room is located) was stitched over 12 years ago, and the elderly person who lived here just didn't repair or renovate. I’m not sure if there’s any more movement occurring, but there’s not damage around the stitching

JJ, what makes you think it hasn't settled? And yeah, I will bring in a professional to take a look.
 
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