HOW TO MINIMISE CRACKING IN RESIDENTIAL PROPERTIES

Temperatures can play havoc with our homes – whether it’s summer, winter, autumn or spring, your house can suffer, both cosmetically and structurally, from changes in the weather.

One of the issues we commonly see in residential properties is cracking.

Cracking is caused by the expansion, or swelling, and contraction of the reactive clay soils upon which they are founded. Expansion and contraction occurs with moisture changes within the soil. The extent of movement and cracking is quite often exacerbated when there are trees and shrubs in the vicinity of the property which draw moisture from the soils leading to shrinkage.

There are a number of ways to tackle the issue of movement and cracking, including maintaining the moisture in the founding soils that support the footings. It is also important that the paving is constructed at the perimeter of the residence as this restricts moisture evaporation and shrinkage of the soils that may result in settlement.

It is also necessary to ensure gutters and downpipes are clear of debris and leaves and that the stormwater system discharges away from the building. Long-term leakage can result in expansion of the soil and a portion of the house to rise resulting in cracking to the structural fabric. A leaking stormwater system attracts roots from nearby trees and shrubs which, during dry periods (such as summer), can again exacerbate soil drying and settlement.

"Surprisingly, irregular watering of lawns can also contribute to cracking – a reminder to keep on top of all your gardening!"

Therefore to minimise cracking in residential properties, you can look to some of the following solutions:

1.    Ensure paving is constructed at the perimeter of the residence and has a fall away from the residence.

2.    Regularly water vegetated areas and undertake maintenance of trees, shrubs and lawns.  If possible avoid vegetation or trees in close proximity to the structure.

3.    Keep gutters and stormwater system clear.  Ensure all downpipes discharge away from the residence.

4.    Ensure falls of surfaces adjacent to your residence are sufficient to convey water away from residence and to avoid ponding of stormwater.

5.    Ensure no objects are placed against external walls which may effectively bridge the damp proof system of your residence and lead to damp issues inside your home.

From the FMG Engineering team.