In short: The owners noticed doors binding and cracks spreading. Measured, the floor varied by about 50mm, and the subfloor explained much of why.
What the owners noticed
Laundry and toilet doors had started to bind and cracks were showing in the plaster. Both are common in older Berwick homes, but together they suggested movement rather than age.
What we measured
A level survey across the floors in March 2025 found variation of up to about 50mm. The plaster cracks lined up with the low areas, consistent with movement in the structure.
What was underneath
In the subfloor we found too little cross ventilation, elevated moisture with efflorescence on the brickwork and timber with damage consistent with past borer activity. Damp ground under a timber floor is a recipe for uneven movement on Berwick clay.
A hazard in the roof
The same visit found the fireplace flue in direct contact with insulation in the roof space, which was reported as a fire hazard to fix immediately.
What comes next
A structural engineer assesses the floor and stumps, ventilation and drainage are improved and only then are the cracks patched. Doing it in that order stops them coming back.
Written by our local inspection team from work carried out in Berwick. Licensed building practitioners, Building & Plumbing Commission registration CDB-U 53425.
