Signs Your Property Needs Urgent Structural Repairs
- Radoslaw QA Solutions Ltd
- Nov 18
- 5 min read
Some defects are cosmetic. Others hint at deeper problems that can worsen quickly if ignored. This practical guide shows what to look for, how to triage urgency, and when to call in help. It’s aimed at homeowners in Aberdeen and the North-East, where granite masonry, coastal weather and older building stock add a few local quirks.
First things first: when it’s urgent
If you notice any of the following, treat it as make-safe now and get professional help:
A wall or chimney visibly leaning or bowing, or fresh cracking that’s widening by the day.
Large stepped cracks through masonry (not just plaster) wider than ~3–5 mm, especially near corners, openings, or running from foundations upwards.
Lintel failure: bricks/blocks above a window or door sagging or cracking at the corners (45° step cracks), or frames jamming suddenly.
Roof movement: a dipping ridge, sudden sags in the roof line, purlins/rafters visibly splitting, or ceiling joists pulling from walls.
Bulging or “pillowed” external walls, loose stone or render falling, or cavity ties suspected failed (see below).
Rapidly worsening floor deflection, bouncing floors near supporting walls, or cracks opening along skirting lines.
Impact or storm damage (trees, vehicles, chimney collapse).
Major water ingress that compromises structure (soaked timbers, undermined foundations).
If safety is in doubt, keep people clear of the area, support where necessary (temporary propping by a competent contractor), and speak to a structural engineer.
The big warning signs (and what they often mean)
1) Cracks: what patterns tell you
Stepped cracks in brick/block radiating from corners or above openings often indicate movement, foundation issues, or failing lintels.
Vertical cracks at mid-span of long walls can suggest thermal/shrinkage or differential settlement.
Diagonal cracks from window/door corners frequently point to bearing or lintel problems.
Through-stone/granite joints splitting and open joints in harl/render may indicate bulging or wall tie corrosion (in cavity walls).
Urgency: Stepped/through-masonry cracks and anything widening → High. Hairline plaster crazing → Low (see “Not always structural”).
2) Doors and windows sticking (suddenly)
Frames that recently closed fine but now bind or rack can be an early sign of structural movement near supports or lintel distress.
Urgency: If combined with cracking above the opening → High.
3) Lintel distress
Look for 45° cracks at window/door corners, dropped soldiers, or a visible sag of masonry over the opening. In older Aberdeen granite buildings, stone lintels can crack or deflect; in later cavity walls, steel lintels may corrode and expand, jacking masonry apart.
Urgency: High—failed lintels can drop masonry; make-safe and replace.
4) Bulging walls & cavity wall tie failure
Homes built roughly 1930s–1980s with cavity walls may suffer corroded wall ties (exacerbated by coastal exposure). Clues include:
Bulging outer leaf, rippling brickwork, horizontal cracking at tie levels, or hairline cracks in mortar beds that track for long runs.
Metallic staining or spalled brick faces near tie positions.
Urgency: High - requires investigation and usually tie replacement plus local stitching.
5) Sagging or racking roofs
Sight along the ridge/eaves. A dipping ridge, hogsback, or racked gable suggests overloaded, decayed, or altered roof structure. Check loft for split rafters, loose collars, deflected purlins, or inadequate strutting - common after DIY alterations or heavy re-roofing.
Urgency: High if movement is new or accompanied by cracked ceilings/walls.
6) Uneven or bouncy floors
Springy, cupped or sloping floors may be due to undersized/rotted joists, notched services weakening joists, or bearing loss at walls/beam pockets. In ground floors, settlement or wash-out can create dips.
Urgency: Medium → High depending on rate of change and span.
7) Timber decay (wet rot / dry rot) & insect attack
Wet rot: softened, darkened timber where moisture persists (leaks, bridging).
Dry rot: brittle, cuboidal cracking, cotton-wool mycelium, mushroom-like bodies; can travel behind finishes.
Wood-boring insects: fresh frass (dust), new flight holes, weakened sections.
Urgency: Medium → High - identify and fix moisture source; repair/replace affected structure.
8) Chimneys, parapets, and gables
Leaning or cracked stacks, loose coping stones, open lead flashings, or spalled granite from freeze-thaw. High-level defects can deteriorate quickly in coastal winds.
Urgency: High - these are exposed and heavy; make-safe.
9) Persistent damp that affects structure
Long-term leaks, defective gutters/downpipes, or bridging of damp-proof courses lead to saturated masonry and rotting embedded timbers (joist ends, lintels). In granite/stone walls, trapped moisture behind impermeable coatings can force delamination.
Urgency: Medium → High if structural timbers are involved.
Aberdeen & North-East watch-outs
Granite & rubble stone walls: Pointing with hard cement can trap moisture - prefer breathable lime mortar for like-for-like repairs.
Harled (rendered) exteriors: Map-cracking or hollowness can precede detachment; check for water ingress behind the harl.
Coastal exposure: Accelerates steel corrosion (lintels, ties, balcony fixings) and freeze-thaw spalling.
Older tenements & farm steadings: Look for thrust at floor/roof levels, spreading walls, and timber decay around embedded ends.
Not always structural (common false alarms)
Hairline plaster crazing after re-skim or heating cycles.
Seasonal shrinkage gaps at skirtings/architraves (re-caulk).
Minor settlement in new builds within the first year.
Isolated tile or render hairlines without displacement.If in doubt, monitor; if cracks widen, reassess.
How to document issues (so you get faster, better quotes)
Take clear photos with a ruler/coin for scale; include wide shots to show location.
Note dates and whether cracks open/close with weather.
Measure width at the same points monthly (or use simple crack gauges).
Check services: overflowing gutters, blocked downpipes, leaking appliances—fixing these often stabilises things.
Keep a diary - essential for insurers if subsidence is suspected.
What happens next: typical remedial options
(Your exact solution will be engineer-led; examples below are indicative.)
Lintel replacement: temporary propping, remove affected masonry, install new lintel (concrete/steel), make good.
Masonry stitching & repointing: helical bars across cracks, compatible mortar (often lime for granite/stone).
Wall tie replacement: survey to confirm tie condition, isolate corroded ties, install stainless replacement ties, make good.
Roof strengthening: sistering rafters/joists, new collars/struts, purlin props, truss repairs, re-fix bracing.
Joist repairs: end-grain treatment, sistering or splice repairs, replace bearing shoes, improve ventilation.
Drainage corrections: repair leaks, re-grade surfaces, add/repair soakaways to protect foundations.
Temporary works: propping and barriers to keep people safe while a permanent fix is designed.
Many structural repairs (lintels, wall alterations, major roof works) will need a Building Warrant in Scotland. We coordinate with your structural engineer and Aberdeen City Council to keep paperwork straight.
When to tell your insurer
If there’s evidence of subsidence, heave, landslip, or a sudden event (storm impact), notify your insurer early and follow their claims process. Keep all photos, invoices, and professional reports.
How Sharpsaw can help
We provide a calm, methodical response when something looks serious:
Rapid make-safe visit to assess risk and, if needed, prop or cordon.
Engineer coordination (yours or ours) for a clear, buildable design.
Transparent quote with scope, materials, and programme.
Building Warrant support for structural alterations.
Skilled repairs: lintels, stitching, wall ties, roof and floor strengthening, and careful reinstatement to match existing finishes.
Seeing worrying cracks or roof sagging? Share photos and your postcode - we’ll advise the next steps and, if needed, schedule a site inspection.
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