Cracks in a newer Truganina home: measure, categorise, then decide
Hairline plaster cracks, category 2 brick cracks and doors that stick. How we decide whether cracking is within tolerance.
In short: Most cracking in a new house on clay is minor. The job of an investigation is to show which cracks are, and which are not.
Why newer homes crack
A house on reactive clay moves a little as the ground goes through its first wet and dry cycles. Plaster joints, cornices and brickwork show that movement first. Much of it is within tolerance.
Measuring the crack
We measure width with a crack gauge, note length, direction and location, and photograph it with the gauge in view. That record lets you see later whether it has grown.
Categories under the guide
The Guide to Standards and Tolerances 2015 sets categories for cracking in masonry and in plaster. A category 2 brick crack, under 5mm, is monitored for 12 months before deciding on repair. Wider or growing cracks need more.
Doors and windows as indicators
A door that has started to stick, or a window that is hard to open, can be a sign of movement. We check them as part of the investigation.
When to call an engineer
If cracks are wide, growing, stepped or concentrated at one corner of the house, the report will recommend a structural engineer. We do not certify structure.
What the owner should do
Send the report to the builder while the home is within its warranty period, and keep monitoring with dated photos.
Written by our local inspection team from work carried out in Truganina. Licensed building practitioners, Building & Plumbing Commission registration CDB-U 53425.
