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HAS YOUR HOUSE GOT CRACKS

A homeowner’s guide to subsidence and heave damage

T. J. Freeman, R. M. C. Driscoll and G. S. Littlejohn

Second edition

Institution of Civil Engineers and Building

Research Establishment

Summary

This guide provides practical guidance for homeowners whose properties have been affected by subsidence, or heave, or who are concerned by the potential risk of damage. The first, best-selling, edition dealt specifically with the problems associated with properties founded on shrinkable clay soils, and was reprinted many times. The second edition has been expanded to include sections on other types of subsidence and causes of damage that are unrelated to foundation movement. It also looks at the potential problems that can arise when buying or selling a property that has previously been affected by subsidence. Contents include: Frequently asked questions; Causes of cracking; Causes of subsidence and heave; How your house is built; Preventing Damage; Subsidence to a neighbouring property; Recognizing subsidence damage; Making a claim; The investigation; Monitoring The solution; Does my house need to be underpinned?; Different types of underpinning; Having the work done; What if things go wrong; and Buying and selling.

Content

FREQUENTLY ASKED QUESTIONS ——

INTRODUCTION

Background

Recent trends in subsidence claims

Changing attitudes towards subsidence and heave damage

Insurance cover

?What is cover

Geographical loading

CAUSES OFCRACKING ——

Physical changes

Seasonal temperature and humidity

Initial drying

Loss of volatiles

Freezing and thawing of water

Efflorescence

Chemical changes

Moisture expansion of brickwork

Sulfate attack

Corrosion or oxidisation of steel

Other chemical processes

Over-stressing

Vibration

Wear and tear

CAUSES OF SUBSIDENCE AND HEAVE ——

Erosion

Shrinkage or swelling in the surface soil

Why clay soils shrink and swell

Characteristic properties

Liquid and plastic limits

Where are shrinkable clays found

Shrinkage potential

Desiccation

How much desiccation

Effect of trees

Effect of climate

Effect of surroundings

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