Settlement Cracks in New Build Homes: A Guide for Homeowners
If you've recently moved into a new build home and noticed cracks appearing, you're not alone. Settlement cracks are a common occurrence in newly built properties, and while they might seem alarming at first, they're usually nothing to worry about. In this guide, we'll explain everything you need to know about settlement cracks, what causes them, and when you might need professional assistance.
Settlement occurs naturally as your new home begins to settle into its foundations. The ground underneath your property compacts under the weight of the building, which causes slight downward movement. This process is entirely normal and typically stabilises within the first few months of occupancy.
Why Do Settlement Cracks Appear?
Several factors contribute to the appearance of settlement cracks in new builds:
Initial Drying Out
When your home was built, many materials - including mortar, plaster, and concrete - contained significant amounts of water. As these materials dry out over several months, they naturally shrink slightly, which can lead to minor cracking. This process is known as drying shrinkage and is perfectly normal in new builds.
Seasonal Changes
Your new home responds to temperature and weather changes throughout the year. Different building materials expand and contract at varying rates, which can result in small cracks appearing where different materials meet. These thermal movement cracks often appear around windows, doorframes, and where walls join ceilings.
Identifying Normal Settlement Cracks
Most settlement cracks are cosmetic and won't affect your home's stability. Typical settlement cracks:
Are usually less than 2mm wide (about the thickness of a pound coin)
May appear vertical, horizontal, or diagonal
Often form near ceilings, floors, or around door frames
Can be found where different materials meet
May be more noticeable during seasonal changes
Being able to identify normal settlement cracks can help put your mind at ease about your new home. Most settlement cracks are entirely cosmetic and won't affect your home's stability or safety. They typically appear during the first year as your home settles and materials dry out.
The most common settlement cracks are hairline cracks measuring less than 2mm in width - about the thickness of a pound coin. These can appear in various orientations: vertical cracks often form where walls meet ceilings or in corners, horizontal cracks might appear along mortar lines, and diagonal cracks sometimes form from the corners of windows or doors. Don't be alarmed if you spot these - they're a natural part of your home's settling process.
You'll often notice these minor cracks where different building materials meet. For example, they commonly appear where plasterboard walls join solid walls, around door frames, or where ceilings meet walls. This happens because different materials respond slightly differently to temperature and moisture changes. In masonry walls, these cracks often run along the wall near the ceiling or close to the floor.
Settlement cracks may become more noticeable during seasonal changes as materials expand in warmer weather and contract during colder periods. You might notice that some cracks appear to open slightly in winter and close up again in summer - this is normal thermal movement and shouldn't cause concern as long as the cracks remain small.
When to Seek Professional Advice
While most settlement cracks are harmless, you should contact a professional if you notice:
Cracks wider than 5mm at any point
Cracks that are significantly wider at one end than the other
Horizontal or vertical cracks consistently wider than 2mm
Cracks visible both inside and outside the property
Cracks that extend below the damp proof course
Issues with doors or windows suddenly sticking in their frames
Cracks that continue to widen or lengthen over time
While the vast majority of settlement cracks in new builds are harmless, there are certain signs that warrant professional attention. Understanding these warning signs can help you maintain your home's long-term condition and give you peace of mind.
One of the most obvious indicators is crack width. If you notice any cracks wider than 5mm (roughly the width of a pencil), this deserves closer inspection. Similarly, cracks that are consistently wider than 2mm throughout their length should be assessed. A particularly telling sign is when cracks appear tapered - wider at one end and narrower at the other - as this could indicate more complex movement issues.
Pay attention to cracks that appear in both interior and exterior walls in the same location. While internal hairline cracks are common, corresponding cracks visible from both inside and outside might suggest deeper issues. Additionally, any cracks that extend below your home's damp proof course (the waterproof layer in your walls that prevents rising damp) should be investigated promptly.
Changes in how your doors and windows operate can also be significant. If you notice doors or windows suddenly becoming difficult to open or close, or if they start sticking in their frames when they didn't before, this could indicate movement that needs professional assessment. Similarly concerning are cracks that actively worsen over time - either becoming wider or extending in length.
Professional inspection is particularly important if you notice multiple issues occurring simultaneously. At Brickkickers, we recommend documenting any cracks you're concerned about with photographs and measurements, so you can monitor any changes over time.
Minimising Settlement Cracks
While settlement is a natural process, there are steps you can take to minimise its effects:
Temperature Control
Maintain an even temperature throughout your home, even in rooms you don't frequently use. When first using your central heating, introduce it gradually to allow your home to warm up and dry out steadily.
Ventilation
Keep your home well-ventilated to help moisture evaporate as the building dries out. Open windows regularly and ensure trickle vents in window frames remain open, even during winter months.
Dealing with Settlement Cracks
If you notice minor settlement cracks in your new home, resist the temptation to repair them immediately. Your home needs time to fully settle and dry out - typically after the first year of occupancy - before any remedial work should be undertaken. Premature repairs often prove futile as continued settlement can cause the cracks to reappear, potentially worse than before.
Once your home has settled, the best time to address these cosmetic cracks is during your regular redecorating schedule. Use appropriate flexible fillers or sealants that can accommodate minor future movement, and ensure the crack is properly prepared by removing any loose material before filling. For hairline cracks in plasterwork, specialist decorators' caulk often provides the best results.
Insurance and Warranty Considerations
Most new build homes come with a 10-year warranty, such as NHBC Buildmark. While settlement itself isn't typically covered by building insurance, significant defects resulting from poor construction might be covered under your warranty. If you're concerned about cracks in your home, it's worth documenting them with photographs and measurements for future reference.
Professional Snagging Inspection Services
Remember, while cracks can be worrying, they're a normal part of your new home settling into place. Most are purely cosmetic and won't affect your property's stability or safety. However, if you have any concerns, our professional team at Brickkickers is always here to help provide peace of mind through our comprehensive inspection services.
Our experienced inspectors can assess any cracks you're concerned about. We provide detailed reports and can advise whether cracks are due to normal settlement or require further investigation. Our thermal imaging technology can also help identify potential issues that aren't visible to the naked eye.