Cost Of Repair.

[kat-kin]

My house is SSTC and the buyer had a survey done last week. Turns out there's cracks in the front and back elevation ( that's how it was put). My buyer has booked a firm to look at exactly what needs doing as in filling in or wall ties. Does anyone know the cost approx.? Thanks.

[boxtops]

what's SSTC, please?

[Sipowicz]

Sold, subject to contract.

[EcclesCake]

Sold subject to contract

[kat-kin]

Sold subject to contract Boxtops.

[boxtops]

Thank you :-)

[woofgang]

hard to predict a cost until you know what is wrong

[Mosaic]

Might be worth checking who owns the firm!

[The Builder]

Need a lot more info Kats.

Approx age of house?
2- storey?
Outer wall - brick/render/stone/cladding ????
Location of cracks ....... between openings?
Do the cracks show indoors?

[buildersmate]

There's a technique known as crack stitching for this that involves inserting steel bars into the brick or clockwork each side of the gap. Likely to run well into four figures but depends on scale of the issue.
Surprised it wasn't blindingly obvious by a cursory inspection of walls much earlier.

[kat-kin]

The house was built 1932 so bricks and mortar? The front crack is just below the upper bay window but I can't see the back one. Next door had a crack on their upper front wall and repaired it himself with some special stuff. As I'll be paying I'm gonna get at least 2 estimates myself. would this be a general builder's job? Thanks again!

[kat-kin]

Well so far he hasn't mentioned about a reduction Methyl. I'm worried that it could run into 1,000's that's why I want to get at least 2 other firms to take a look and give me a price. I've just been looking to see if it comes under general building as I don't have a clue!

[The Builder]

Settlement showing up as cracking around openings I would guess. Bay windows are a big , vulnerable "hole" in the front wall, Kat. We would strengthen them very differently in modern building.

Sounds "historic" to me. Probably happened about five minutes after the house was built. Certainly all you need is a general builder. A handyman could do the job, but an experienced builder would be able to diagnose.

He may even use something along the lines of BM's stainless steel ties (post above). Simply scrape out the affected mortar joints, let in the SS tie, then re-point. A few hours work. Easily done from a ladder or tower.

[Zacs-Master]

Builder, this is one for you too
http://www.theanswerbank.co.uk/Home-and-Garden/DIY/Question1346288.html

[kat-kin]

thanks for your input both,a great help! I'm waiting for the builder? to come. So The Builder,it could be a very old crack? That's amazing to think it's that old. I'm now gonna ring 2 building firms to get their opinions and cost. Thanks again,I shall keep you both updated:-)

[kat-kin]

The builder came earlier and pointed out the cracks to front and back. He said the cost will be £1,500. Does this sound like a decent price? TIA.

[The Builder]

Without seeing it for myself, that does seem rather a high quote. Maybe he's including scaffolding?

Assuming this is from a largish Company, try a smaller "one man band" sort of operation. Preferably one who doesn't have to charge VAT.

[kat-kin]

I rang the buyer today TB. He told me that the builder had rang him wth a price and it's £1,300 and what he quoted me was an approximation. He's going to use those stainless steel ties?. I'm pleased to say that my buyer offered to pay half! Just letting you know. Kat.

[The Builder]

Thanks for the update, Kat.

That sounds like a better deal. It sounds like this guy wants to do a good, lasting job. The ties are easy to use, just a little time-consuming. I've held some pretty crumbly old walls together with various types in the past.