The crack in the wall wasn’t actually the problem.
The ground disappearing beneath the building was.
We were recently asked to look at cracking and localised movement beside a large historic building.
At first glance, it looked like a fairly typical movement issue. But further investigation revealed something much more serious.
A sinkhole had formed next to the building.
Our investigation identified a likely link between the drainage system and the movement we were seeing. The site sits on sand and gravel over chalk bedrock, conditions that can become problematic when drains leak over long periods of time.
As water escapes into the ground, it can wash out fine material within the soil and create pathways into the chalk below. Over time, this can lead to voids forming beneath the surface.
Once movement starts, the problem often gets worse quickly:
- movement damages drains
- damaged drains leak more
- more water enters the ground
- further movement occurs
On older sites, especially where drainage systems are ageing, these problems can stay hidden for years before signs begin appearing inside the building.
The defects we observed included:
- cracking to masonry
- movement above openings
- sloping floors
- ceiling cracking
- drainage defects
- localised settlement
To understand the extent and cause of the movement, we recommended:
- CCTV drainage surveys
- trial pits and boreholes
- dynamic probing
- crack monitoring
- satellite ground movement monitoring
Importantly, repairing cracks before understanding the underlying cause can be a costly mistake.
Too often, cosmetic repairs are carried out while the actual mechanism causing the movement remains active beneath the building.
This is why structural investigations matter.
At Michael Aubrey Structural Engineers, a large part of our work involves diagnosing existing building problems and understanding why movement is occurring, not just repairing the symptoms.
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Cracks are often treated as the problem. In reality, they’re usually the warning sign.
The real question is: what’s happening beneath the surface?
Call us today if you have any concerns about properties you own or manage. t. 0118 962 9666
