External Wall Cracks - Advice Appreciated!

[CypherP]

Hello all,

I'm looking for some advice and where available, professional opinion on right course of action.

 

Some context - We bought our 1980s mock-Tudor house just over 3 years ago and since being here, have come to terms with the house having small seasonal movement with some small internal cracks around the house. Neighbours have also reported the same, with the cluster of houses having been built on the site of a long-standing mill, which we know is largely clay.

 

Last summer, I noticed on one of the rear corners of the house some relatively fine vertical cracks in some bricks, when then ran horizontally along the damp proofing until it dropped down to ground level around 1-2 metres from the corner on either side. A conversation with a local SE suggested to monitor it over autumn/winter and come back where it worsens. Fast forward to now - where we've had a very warm spring/summer, as well as digging out a very mature hydrangea from the same area, the cracks have become considerably wider and in places and are really becoming a serious concern. I'll admit I'm a serial overthinker, but having browsed a number of threads on this topic, I'm pretty sure this is an issue which isn't typical of the build or weather...

 

Worth noting here that on both sides of the area in question, there are drains. Coupled with the hydrangea planted where it was, part of me thinks that one or both drains have become damaged and what I might be dealing with is some significant erosion of soil. I'm not entirely sure where to begin however and would welcome suggestions from those who deal with these types of issues or have experienced similar.

 

Photos included and any suggestions or initial thoughts would be helpful. Thanks in advance.

[Mr Punter]

Would it be possible to dig down to the foundation following the line of the vertical crack on the left to see where it starts and if the crack runs through the footing?

[CypherP]

Yes I should be able to. There's nothing obstructing so I can certainly see how far it's going.

[Nickfromwales]

Another good option would be to get a full drains camera / video survey done asap. That will instantly show defects or where leaks could be happening.

[saveasteading]

Erosion under the foundations is very unlikely.

Shrinkage would be likeliest this summer. [ Although my house  (Kent) is on clay it is still moist at 400 deep.]

 

Unless there are trees near.

[CypherP]

Thank you both. There are a row of large trees along the garden perimeter but far enough away (20+ metres) to not warrant this kind of issue. I'll dig out a couple of areas to see how far this is travelling and will also look into drain inspection locally.