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Cracks in extension roof ceiling and roof is 20 years old
My latest dilemma is how do I know when to call someone in when cracks appear in my extension ceiling?
It’s c 20yrs old and is a flat roof extension with 2 ceiling lanterns. I’ve been in the property 2 years and am pretty sure some new cracks have developed in recent months.
Any tips on who I call in? Is it a regular builder – or someone more specialist like a surveyor? I did have a RICS level 2 survey when I bought and they didn’t call anything out internally. Just externally that flat roofs do deteriorate and as there was some water pooling I should probably get someone in to take a look (but it wasn’t urgent).
I did that in Jan and got the roofing felt recovered. The roofer thought no joist damage / water ingress but it was just his opinion from looking.
Any ideas what I should do next?
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4 Replies
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Unless the cracks are really big, I wouldn’t worry. Hairline cracks happen often, you could get it reskimmed or paper over if they bother you. It will likely be small amounts of movement, perhaps associated with the re-felting.
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I think if you can slot a 1 pound coin in the crack you’d probably need a structural engineer to have a look anything smaller most likely seasonal movement. I have lots, a horrible one where 80’s extension meets original house. It’s been replastered but still came back! Monitor over time, you’ll probably find it gets bigger in winter and hardly noticeable in the summer.
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When I had my flat roof recovered I had cracks appear where they had walked over the joists and I have slight movement in the ceiling boards. I’m due to have the whole room replastered so the plasterer is putting extra screws in the boards to secure them and then skimming the ceiling.
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thank you – that’s good to know. And reassuring. It did seem to start after the recovering work had been done so that could be the reason. I do want to get the whole room re-done so perhaps it’s a make good job as part of that!
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