Structural Cracking

[DavidO]

Be interested in experienced opinion re this cracking in the upper floor of a Victorian renovation project I’m considering? Does it look like a serious issue? If so how serious and what remedial measures are required? My worry is the location on the upper corner of the building. It looks straight enough outside from both the ariel and ground view, but it has recently been repointed so maybe exterior cracks have been covered up (see pics). There is also some cracking above the window where the wall joins the ceiling but it has been patched up so not worth attaching the photo.

[DavidO]

Pics attached separately…due to space constraints….

[DavidO]

[markc]

good morning, do you have any pics of the outside looking at the crack area and what is at ground level.

[DavidO]

5 minutes ago, markc said:

good morning, do you have any pics of the outside looking at the crack area and what is at ground level.

Yes the second picture of the 3 I attached shows the window which has the cracks below it, but that is as close as I can get. I also think that what might have been visible from the exterior has been masked by repointing?

[DavidO]

11 minutes ago, markc said:

good morning, do you have any pics of the outside looking at the crack area and what is at ground level.

This is the best I can do for the time being…

[markc]

@DavidO I would be wary with this one, fresh cracking on an internal repair means recent movement and as you say, external pointing could mask anything. My feeling is the pretty recent works around the Brunton Residential building has caused movement or settling of the adjacent wall and could require underpinning in a pretty tight site.

[Roundtuit]

Difficult to guess from the pics really.  I've had a quick look at the brochure, and I'd guess it's older than Victorian, at least in part.  There's a lot going on with different levels, brick arches, basement etc and a bit of historical movement wouldn't be unusual.  It wouldn't put me off, but I'd definitely be taking professional advice and budgeting for worst case. 

[Roundtuit]

Apologies... ignore some of the above; I think I was looking at the adjoining property.  Last sentence still applies though!  

[DavidO]

11 hours ago, Roundtuit said:

Apologies... ignore some of the above; I think I was looking at the adjoining property.  Last sentence still applies though!  

Think you have probably looked at the right property…there are two separate buildings joined together in an L shape. The agents details are extremely sketchy 

 

[DavidO]

On 09/03/2026 at 08:12, markc said:

good morning, do you have any pics of the outside looking at the crack area and what is at ground level.

Been able to get a bit closer today….So, yes there is also cracking visible on the outside. It looks as though à door or possibly a window has been filled in right on corner of the building a most of the area below the window has been repointed at least a couple of times? Also significant is that there another door just round the corner which is still in use, so the adjoining 90degree wall isn’t going to contribute much in the way of structural integrity to that corner of the building as a whole. Does anyone think it could be satisfactorily tied together with stitching rods?

[Mr Punter]

I don't think crack stitching will work with random stone.  It needs horizontal mortar beds.  You are braver than me to even look at this property.