Recurring cracks in walls and ceilings

  • Filter
  • Time
  • Show
Clear All
new posts

    Recurring cracks in walls and ceilings


    I bought a leasehold flat around a year ago.

    When I bought the flat there were cracks in the walls and ceilings. About 1mm wide and quite long. I had a survey before I bought and the survey said that the wall crack was evidence of historic slight structural movement, and the ceiling cracks were shrinkage, and it was no major problem.

    After I moved in I contacted the freeholder and they sent their surveyor round, who said the same thing, and the management company advised me to fill and paint the cracks.

    I've now had the cracks filled and painted (at a considerable expense) but within the space of a few weeks the cracks have returned. It seems like the movement is quite dynamic.

    My question is, should I go back to the management company and get them to fix the underlying problem? And are they responsible for the damage to my walls and ceilings?

    There is a clause in the lease that says I must keep the flat in a good state of decoration, which is not possible if the plaster cracks every few weeks!

    Any advice is appreciated.

    Is this plasterboard or plaster?

    Plasterboard often cracks, and there is nothing the management co can do about it. You need to strip out and re-tape & skim if it bothers you.


      The ceilings are plasterboard, so the issue probably is just shrinkage.

      I'm more concerned about the wall crack. The wall is plastered and cracked diagonally around the window. I think to remedy properly it would need taking back to brick and then replastering.


        Oh, well unless the crack extends to outside, I would have thought an internal crack was also your problem rather than man co. Could you not put a curtain over it, or a bit of furniture, and remove it from your mind?


          Did they fill them with the right stuff? You need flexible filler else it does just crack again.


            What is above your ceiling? Do they have a covered floor above? You can not be expected to repaint and fill every few go back and say there is an issue and get them to help you repair and maintain the building..


            Latest Activity


            • Not admitting or agreeing to service charge
              Hi all,

              A very quick question,

              I want to pay my service charge and then take the freeholder to the FTT. Can someone give me some advice on what wording I should use in my email to the freeholder so as not to admit or to agree to the service charges?

              I was simply...
              23-10-2019, 16:08 PM
            • Reply to Not admitting or agreeing to service charge
              Copies of any letters, or emails, that you have which state that you disagree with charges can be used as evidence that payment wasn't an admission that the amounts demanded were payable/reasonable.

              The wording of anything sent at the time of payment isn't particularly important - as long...
              23-10-2019, 20:56 PM
            • Licence to Alter
              Should the leaseholder be given the original signed copy of a Licence to Alter (LTA)? Our landlord created a deed (LTA) to provide us with permission for work we are planning but we were given a photo copy of the completed document but think we should retain the original.

              Thank you.
              21-10-2019, 09:48 AM
            • Reply to Licence to Alter
              Dear Leaseholder 64

              Thank you. Yes, but if all parties sign two copies at the same time during a meeting and exchange copies then I assume there is nothing else that needs to be done....
              23-10-2019, 18:28 PM
            • Reply to Not admitting or agreeing to service charge
              Indeed but that may not apply to administration charges. I can't see any disadvantage to payment under protest anyway.

              I suppose also that if the tenant is not wishing to pay because he has not been served properly or with statements of rights etc, payment might be taken as indicating that...
              23-10-2019, 16:42 PM
            • Reply to Not admitting or agreeing to service charge
              "... nor should my payment be construed in any way as constituting my agreement that the charges levied are correctly calculated according to the lease."

              You are not admitting or otherwise to anything

              You could mention that you plan to take the matter to FTT. Make...
              23-10-2019, 16:41 PM
            • Reply to Not admitting or agreeing to service charge
              Nothing should be necessary as the legislation says that paying does not constitute an admission that it was payable.
              23-10-2019, 16:39 PM
            • Action against surveyors handling s20 works
              Hi, we appointed surveyors to handle the s20 process for the Major Works that were needed to an estate we manage (purchased through RFR). We appointed them in December 2017. After lots of errors, oversights and unnecessary additions on their part we finally managed to get the scope of works agreed in...
              23-10-2019, 10:46 AM
            • Reply to Action against surveyors handling s20 works
              Any complaints should be referred initially to the surveyors. If you are unable to agree a course of action, they should have a dispute resolution service to which you can refer the complaint. Any tenders which were submitted in June 2018 are unlikely to apply today.

              Many management companies...
              23-10-2019, 11:10 AM
            • S.20 works and difficult leaseholder
              Good morning
              How much detail around a quote is needed to be give to Leaseholders in an s.20 situation? I am a joint freeholder of a converted building with 5 flats. We have some h&s works to be carried out in communal area and are going through the s.20 process, via Managing Agent. Two leaseholders...
              22-10-2019, 15:51 PM