How to monitor cracks

Worried About Cracks In Your House? Having Sleepless Nights?

crack
Here the foundation on the corner of the domestic bathroom had subsidised! Disguising cracks with paint and Polyfilla won’t work! You need to find the cause fist and fix that before you patch walls!
crack
The problem here was with the pooling of water on the paving and the level of the paving being close to or at the floor level of the bathroom. In addition, it appeared the bath waste or water supply may be leaking.

How to monitor cracks in your walls and floors!

Generally, concrete, stone, brick and masonry walls and concrete or screeded floors that have cracks less than 1 mm wide (the thickness of a credit card) are common and usually do not warrant any corrective action. Most of these small tight cracks are caused by normal settlement of the structure which usually occurs within the first few years after construction.

However, changes in condition around the structure may also cause settlement many years later. Examples are planting a new garden or tree or removing a garden or tree that is against or close to the house.

Crack Fillers

Note that all cracks should be sealed with paint, caulk (sealer) or mortar to prevent water from getting into the structure.

Moreover, if a horizontal, vertical, or diagonal masonry crack is filled with hard masonry patching compound, any substantial future movement is likely to show up as a new crack in the patched area or nearby.  Therefore, always use a non-shrinking grout to prevent stressing yourself!

Continued movement

Cracks that continue to move are a reason for concern! Continued movement in cracks should be evaluated as there may a need for corrective action. Therefore, if you notice a crack has re-cracked or the crack has opened or gotten larger it should be monitored! However, first, make sure there is no shrinkage of the filler product.  All cracks that are 5 mm and greater should be carefully monitored to ensure there is no continued movement.

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Roof Crocodiling or Alligatoring

WHAT IS ROOF CROCODILING AND HOW DOES IT AFFECT YOUR FLAT ROOF?

flat roof crocodiling of waterproofing
Flat roof waterproofing looking like crocodile skin. This is crocodiling!

Waterproofed concrete and composite flat roofs on residential and commercial buildings require more maintenance than sloped roofs. They react differently to sun and moisture than tiled or sheeted roofs and require more frequent maintenance to ensure they function as they should. One common problem with many flat roofs is crocodiling.

What is Crocodiling?

Crocodiling is a crazed cracking pattern in the surface of the waterproofing. It looks like crocodile skin, which is where the name comes from.

Crocodiling is a sign that your waterproofing is ageing. The sun’s UV rays dry out and damage the waterproofed surface, and after five years or more years, the coating may develop small cracks. The older your roof gets before you repair the crocodiling, the more expensive it will get.

Extreme temperature changes, changing from hot sunshine to sudden cloudbursts and rain, and even hot winter days and very cold nighttime temperatures will cause new cracks to appear and will make existing cracks worse. 

Leaves and debris will allow water to pool on the membrane which, together with the elements, will hasten the deterioration of protective coating and waterproofing itself.

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COVID-19 Level 3 Home Inspections

THE HOME DETECTIVE IS OPEN FOR BUSINESS IN LOCKDOWN LEVEL 3

COVID-19 Level 3 HOME INSPECTIONS
NB: VIEW THE VIDEO BELOW
Home inspections during COVID-19 Level 3

Its been a tough time for everybody including home buyers, home sellers, estate agents and home inspectors as well! The good news is that with the COVID-19 Lockdown level 3, THE HOME DETECTIVE is open for business. So! Don’t delay, contact me today for a Free Quote for your home inspection. I am still providing the best inspections at the best prices in Gauteng!

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Building Work, Building Plans and Building Lines

Questions about Building Work, Building Plans and Building Lines

approved plans and house building work

Hardly a day goes by without questions from disgruntled homeowners relating to issues with discrepancies with house plans and building work. When I’m inspecting, I often find discrepancies between the approved plans and the built structure.

If you are selling your house, and don’t have municipal approved plans or necessary permissions, you could be in trouble. If you are buying a house, and don’t ask for approved plans or permissions, you might have very expensive problems.

Homeowners can also be in trouble with the municipality for the erection of illegal structures. Some municipalities have aerial photographs of suburbs taken every four years to check if alterations have been made to homes. In addition to this, municipalities assign building inspectors to monitor developments on the ground.

The law requires all major building work to have plans drawn up and approved by the local authority. Therefore, it stands to reason that every house should have plans. But this is not always the case! A lack of approved building plans is a major problem for many people buying and selling houses and other buildings.

Sometimes people only discover that there are no plans years after they have bought a property. This comes to light either because they eventually want to do alterations, or because they want to sell. Buyers often find that a house they are buying does not have plans. They then want to know whose responsibility it is to have plans drawn up retrospectively (“as-built”).

It can become a complex legal matter if alterations and additions have been carried out without local authority approval.

Are Building Plans and Building Approval Always Required for Houses?

The National Building Regulations and Building Standards Act specify the need for building plans and approval. Therefore, it is the local authority that governs what can be done in terms of its zoning regulations and National Building Regulations. So it is they that give approval (or deny it) for all building work and renovations on all properties. However, most municipalities are more lenient when it comes to minor building work.

The Act states that the municipality may grant relaxation where the approval of plans requires the necessity of relaxation. However, you will have to apply for relaxation in writing and receive approval in writing.

If your property is within an estate or townhouse or cluster complex, you will also need to get a copy of the Estate Guidelines from the Aesthetics Committee, Body Corporate, Residents Associations etc.! Moreover, there may be a list of requirements that ensure aesthetic harmony and good building practice within the estate or complex. Furthermore, you will need your plans stamped and a letter from the Body Corporate for Council indicating that they are happy with your planned building.

How the Issue of “Voetstoots” Affects Building Approval and Plans

The purchase agreement made between buyers and sellers of the property will include a voetstoots clause. Essentially this clause indicates that the purchaser accepts the risk relating to defects existing at the time of the sale, patent or latent (but not visible). However, the exceptions to this clause are instances where the seller deliberately and fraudulently conceals latent defects from the purchaser, that he or she was aware of at the time. In this instance, the seller will remain liable for these defects. But of course, the purchaser will have to provide evidence that the seller knew what was wrong.

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Seller Tricks

10 Most Common Seller Tricks

 

sellers tricks and issues
The photo was taken of one of the seller tricks! Sellers try to hide issues under scatter mats!

Unfortunately, it can be difficult when unscrupulous sellers use tricks to hide defects. Here are the 10 most common seller tricks, and how you can recognise each one of the issues.

A home may be the biggest purchase you’ll ever make. So it makes sense to do everything possible to ensure you’re making a sound investment.

Painting over problem areas. 

Fresh paint itself is not a sign of dishonesty, but it can be used to cover water stains, mould and more. Many honest sellers use paint to update or freshen up walls. Take note if many areas were recently painted and mention that to the home inspector. You can also ask the seller for before-and-after photos.

Choosing to remain in the dark about potential problems are seller tricks. 

By law, a seller cannot be held liable for problems he or she didn’t know about. Thus, a seller trick is not to allow home inspections to be performed when it’s time to sell. Another seller trick is not to agree to a reasonable inspection contingency time period. Some will even tell potential buyers they don’t want to know what the home inspection reveals. This is all the more reason to get a thorough home inspectionIt’s a small price to pay to ensure you’re making a sound investment.

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