Large cracks by windows

[Freddystone9]

We are first time buyers looking to buy a terraced Victorian house. Budget means we need to get a house requiring work. Recently viewed a property we are interested in and would like some advice on one of the most noticeable issues

Above the windows in the living room (north facing), there is a large crack and damp. Is this sign of a structural issue / an expensive fix? The letting agent thinks it's likely due to the difference in weight between the old sash single glazed windows and the double glazed windows.

Also attached a photo of the room directly above as appears to be damp issues which might be roof related?

Thanks so much for any advice!

 

[Wayners]

Water leak from roof. Still leaking or fixed is the question.

Asbestos survey as artex on that ceiling

 

[RrogerD]

Have you been up into the roof space? Any signs of damp there? What about the upper-side of the area of ceiling where you've taken the pics? Is the plaster / insulation sodden or, has it dried out? What do the rafters look like, damp-wise?

 

[Freddystone9]

Have you been up into the roof space? Any signs of damp there? What about the upper-side of the area of ceiling where you've taken the pics? Is the plaster / insulation sodden or, has it dried out? What do the rafters look like, damp-wise?

Unfortunately wasn't able to go into the roof space during our visit. The plaster itself is dried out from where we were able to touch.

Just been informed the house has been empty for two years and previously had a roof issue by the bay windows which resulted in it being replaced but they didn't sort the inside.

The wall at the back side of the house also had water ingress but we were told have sorted that and was replastered last week.

 

[RrogerD]

Unfortunately wasn't able to go into the roof space during our visit. The plaster itself is dried out from where we were able to touch.

Just been informed the house has been empty for two years and previously had a roof issue by the bay windows which resulted in it being replaced but they didn't sort the inside.

The wall at the back side of the house also had water ingress but we were told have sorted that and was replastered last week.

I hear you. However, be careful with what you're told. An agent / the vendor etc will say anything. You really need to do your own investigation unless they can provide the paperwork giving clearly the details of what remedial works have been completed.

 

[ree]

OP,
To repair what you show is a nothing in terms of buying the house - maybe 3% or 4% of the house price.
There's no indications of any possible asbestos - artex for instance.
The GF ceiling is plasterboard.
Dont go mentioning asbestos in any of your house buying dealings - if its there, let someone first report it to you.

Why would a sought after sort of property have been vacant for two years?
The recent remedial plastering & painting at the back of the house suggests the seller is hiding something - mention this pre-survey to any surveyor?

IMO: given the house sale prices in 2024 then deal breakers would be significant structural damage - or extensive dry rot.

 

[Freddystone9]

OP,
To repair what you show is a nothing in terms of buying the house - maybe 3% or 4% of the house price.
There's no indications of any possible asbestos - artex for instance.
The GF ceiling is plasterboard.
Dont go mentioning asbestos in any of your house buying dealings - if its there, let someone first report it to you.

Why would a sought after sort of property have been vacant for two years?
The recent remedial plastering & painting at the back of the house suggests the seller is hiding something - mention this pre-survey to any surveyor?

IMO: given the house sale prices in 2024 then deal breakers would be significant structural damage - or extensive dry rot.

Thanks so much for this, will definitely keep in mind not to mention asbestos during talks with the agents.

We have been told it's a probate house and there were issues with the estate which is why it's been empty. But again very little information to go by or how truthful agents are being with us.

We luckily have photos prior to plastering and if we do proceed will flag to the surveyor. I've attached for reference.

Thanks so much for all the advice, greatly appreciated.

 

[ree]

OP,
The latest pics show signs of penetrating damp - suggesting a solid wall with problems on the outside - but no big deal.
The plastering most probably will have to be re-done correctly with Remedial materials after the outside cause(s) is remedied.
The chimney breast remains supported on gallows brackets might(probably) get called in a survey?
Agents are sales people trained to lie for a living.

 

[Freddystone9]

OP,
The latest pics show signs of penetrating damp - suggesting a solid wall with problems on the outside - but no big deal.
The plastering most probably will have to be re-done correctly with Remedial materials after the outside cause(s) is remedied.
The chimney breast remains supported on gallows brackets might(probably) get called in a survey?
Agents are sales people trained to lie for a living.

Thank you so much this is really helpful information. I'll make sure to flag to the surveyor if we choose to proceed.