Fine plaster cracks and doors not shutting, is it always a MAJOR?

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6325 posts

Uber Geek

#2480775 10-May-2020 19:26

1eStar: It's only when the clay actually gets wet that the properties change.

Builders reports said it was dry under there, its about 1 metre at back 20cm at front so he said he couldnt get to them all.

An article I read for Aus says its because the clay gets too dry with no rain.....

RunningMan

8960 posts

Uber Geek

#2480790 10-May-2020 19:33

You mentioned the ground pulling away from the concrete, the same will be happening along footpath edges etc along with cracks in the ground. If the ground is moving that much, the building has to flex to a degree with it. If a doorway changes shape slightly with the movement (and the door of course doesn't) then the door will stick.

NZ probably has the opposite problem to Australia, their soil will be naturally drier and move when it gets suddenly wet. NZ would normally be a lot more moist than it currently is and moves as it dries.

TeaLeaf

6325 posts

Uber Geek

#2480791 10-May-2020 19:33

Loismustdye:

For the door that doesn’t close, use a hammer with a piece of wood, place the wood against the door jam and hit it with the hammer. Doing this where the frame is likely to be nailed in will push the frame back against the wall framing and the door should close. Often happens with houses when the wood has dried or flexed with a quake or similar. Had a similar problem with one door in our 10 year old house and my LBP brother told me that trick, worked a treat and the door closes fine.

Good tip shall try, any idea on 2 doors not locking inside how to raise the tongue by 5mm haha, or should she just wait to see what the rain does over 6 months first?

RunningMan:

NZ probably has the opposite problem to Australia, their soil will be naturally drier and move when it gets suddenly wet. NZ would normally be a lot more moist than it currently is and moves as it dries.

Clay contracts thus moving the pilings?

Yes cracks everywhere, 2 inches from the gardens and concrete and she can stick her thumb sideways in MANY cracks the last of the hardy KiKuyu lawn which is down to its burnt brown remains, a hardy seaside grass they say.

TeaLeaf

6325 posts

Uber Geek

#2480802 10-May-2020 19:47

Handle9:

You said the internal door has only just started sticking.

Our first house would move a heap when it was dry. It was very close to a massive tree, which sucked all the moisture out of the surround area.

She just isnt sure anymore, sorry. Yes there is a big old native on the property but a good 5m from the pilings laid before the roots will have got to them (which is what im use to with concrete piles in Qldrs being a prob) but that is a very good point re sapping water.

RunningMan

8960 posts

Uber Geek

#2480804 10-May-2020 19:52

TeaLeaf:Clay contracts thus moving the pilings?

Yep, exactly. The problem comes because not every pile will move the same amount at the same time.

TeaLeaf

6325 posts

Uber Geek

#2480805 10-May-2020 19:54

1eStar: Sounds perfectly normal for a house on piles on expansive clays. You can get keen and jack it and put wedges on the piles under the bearers if you want to relevel it.

Im presuming I would get a structural engineer out first? Whats the likely cost if it is the piles? 3bed 2 bath.

What do they make NZ piles out of? Id presume Timber being relatively capable of movement but my guess could be way off.

TeaLeaf

6325 posts

Uber Geek

#2480808 10-May-2020 20:06

RunningMan:

Yep, exactly. The problem comes because not every pile will move the same amount at the same time.

I see. And the big tree 5m away wont help.

By the way, is Gyprock tape all the same? Shes noticed some bubbles in some of it. Ive explained its nearly 20yr old Gyprock and cracks are normal, although I have to say they are excessive and in the same place they have been painted over (likely before selling the house.

Which raises good question Q3 bad time to sell a house in NZ, but with gyprock issues whens a good one, although I suppose you could outside bad years keep on top of them during open homes. Oh it just feels seedy to me haha, but if its normal then so be it.

On serious note, is there any way I could go up and measure the piles for her?

Is odd the kitchen cabinetry doesnt meet the celing by about 2mm, given the ceiling was only painted few years back. So Im guessing this is all fairly new the covered up cracks, could have happened in another dry yeard 5 years back I suppose.

She said to say thanks for helping all.

Sharesies

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RunningMan

8960 posts

Uber Geek

#2480814 10-May-2020 20:24

~~Gyprock~~ Gib board. Not in Australia now!

I wouldn't do anything about it as it will only move back to it's normal position once the ground is wetter.

TeaLeaf

6325 posts

Uber Geek

#2480816 10-May-2020 20:28

RunningMan:

Gyprock Gib board. Not in Australia now!

I wouldn't do anything about it as it will only move back to it's normal position once the ground is wetter.

We are hoping, she is fretting she is up for a $50k bill to re level it that she doesnt have. :-(

Gib BOARD hehe tape is used just for joining isnt it not structural? Couple of bubbles.

One other serious question she has is why has the newish kitchen come away from the roof? I suspect other way unless piles really sagged 2-3mm? She will take a photo but looks just like dark black line where cabinetry use to meet the roof, she can see where there is paint from the last painting around the edges but not under etc, like a the cabinetry is traced with a line of paint on roof but not under this small gap.

Handle9

11394 posts

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#2480821 10-May-2020 20:40

TeaLeaf:

1eStar: Sounds perfectly normal for a house on piles on expansive clays. You can get keen and jack it and put wedges on the piles under the bearers if you want to relevel it.

Im presuming I would get a structural engineer out first? Whats the likely cost if it is the piles? 3bed 2 bath.

What do they make NZ piles out of? Id presume Timber being relatively capable of movement but my guess could be way off.

I wouldn't bother too much unless cracking actually became a problem. A few 3mm cracks aren't a big deal providing you stay on top of the painting. If it's 20 years old there probably isn't a cavity so you do need to take extra car on the painting.

If you are concerned a decent LBP who lives in the area should take a look.

Handle9

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#2480822 10-May-2020 20:42

TeaLeaf:

Handle9:

You said the internal door has only just started sticking.

Our first house would move a heap when it was dry. It was very close to a massive tree, which sucked all the moisture out of the surround area.

She just isnt sure anymore, sorry. Yes there is a big old native on the property but a good 5m from the pilings laid before the roots will have got to them (which is what im use to with concrete piles in Qldrs being a prob) but that is a very good point re sapping water.

5m to the trunk is pretty close - you'd possibly have roots under the house. Regardless a big (5m+) tree will influence the water table around the house a lot.

linw

2849 posts

Uber Geek

#2480846 10-May-2020 22:07

Wooden frame houses certainly can move with the seasons. Our previous house would 'lean' sideways a little in summer and move back in winter. This produced a couple of small cracks at a door opening and made the door jam a trifle in summer as the opening was no longer perfectly square. But it moved back next season so we just went with the flow!

Like others here, I personally would not panic. You can't be re-jacking up piles every six months! Wait a year before getting nervous, particularly given your severe dry spell.

Good luck and hope all works out.

Kickinbac

427 posts

Ultimate Geek

#2480856 10-May-2020 22:51

TeaLeaf:
RunningMan:

Gyprock Gib board. Not in Australia now!

I wouldn't do anything about it as it will only move back to it's normal position once the ground is wetter.

We are hoping, she is fretting she is up for a $50k bill to re level it that she doesnt have. :-(

Gib BOARD hehe tape is used just for joining isnt it not structural? Couple of bubbles.

One other serious question she has is why has the newish kitchen come away from the roof? I suspect other way unless piles really sagged 2-3mm? She will take a photo but looks just like dark black line where cabinetry use to meet the roof, she can see where there is paint from the last painting around the edges but not under etc, like a the cabinetry is traced with a line of paint on roof but not under this small gap.

Does your GF know any local builders that could have a quick look. Maybe offer a box of beers. They would at least tell you if you needed a professional engineer to look at it.

You could also call local council building department and see what they recommend. They should be aware of problems caused by the drought.

I’m also now wondering if any there could be insurance cover under EQC? Is a drought a natural disaster?

I had a workmate whose house was sinking on one corner. A company drilled holes in the ground and injected a resin which lifted and stabilised the foundation. Was quite neat and effective.

TeaLeaf

6325 posts

Uber Geek

#2481073 11-May-2020 12:24

Handle9:

5m to the trunk is pretty close - you'd possibly have roots under the house. Regardless a big (5m+) tree will influence the water table around the house a lot.

Do you think given that, running a sprinkler in dry conditions in the future is a good option?

So its not abnormal to have a few cracks per year to repaint and refill then paint if required on piling based homes?

Would it be best just to see how it behaves over the wet season given it had next to no rain during summer/autumn? (outside getting an Engineer etc to take a look). Cheers Handle.

linw:

I personally would not panic. You can't be re-jacking up piles every six months! Wait a year before getting nervous, particularly given your severe dry spell.

Thank you. Thats what I thought this morning, if she re levels it what happens if it springs back, then the cabinetry in the new kitchen will push 2-3mm on the roof. And given we no for a fact it was one of the dryest droughts in donkeys years it might be doing more harm than good to to level it just yet. In saying that its clear its had issues in prior years with minor cracks having being painted over in the past (you can see if you look on the angle).

TeaLeaf

6325 posts

Uber Geek

#2481099 11-May-2020 12:33

Kickinbac: Does your GF know any local builders that could have a quick look. Maybe offer a box of beers. They would at least tell you if you needed a professional engineer to look at it.

You could also call local council building department and see what they recommend. They should be aware of problems caused by the drought.

I’m also now wondering if any there could be insurance cover under EQC? Is a drought a natural disaster?

I had a workmate whose house was sinking on one corner. A company drilled holes in the ground and injected a resin which lifted and stabilised the foundation. Was quite neat and effective.

No, only the building inspector who did the inspection.

Yes I also thought about the house insurance this morning.

One thing Im not sure of is if it will show up on a LIM in the future as that would devalue the property due to people seeing it in a negative not the positive it would be, fixing something.

Yeah that key hole resin stuff does seem like a good option in some situations. I am thinking though it may pay to see if after this major drought the wet season will help things.

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