Hi guys, I'm in the midst of looking for a unit in a condominium. I'm concerned with some cracks that I found during viewing of the property. What do you guys think?

Looks like a separation between a concrete column/panel-wall and a partition brick wall.

Could be an easy our a complicated fix depending on a few factors, but not possible to tell from the photo. Is it new our a sub sale?

Get 2-3 contractors to quote you, then Yiu will know for sure is a small or big problem

The vertical crack is due to shrinkage at the brick-concrete column interface.
Nothing serious.

Contractor will just patch it up plaster but patching is only temporary, the crack will reappear.
Best is create a groove line so that cracking will be controlled within the grooveline and
will not be obvious.

This post has been edited by tmchong: Nov 18 2013, 12:44 AM

no issue.

heat expansion, cold shrinking, building shaking from traffic, normal subside all can cause such crack.

Thanks for your reply. It is a sub sale and the condo is actually a 10 years old building. I also found similar crack in the other unit of the same condo, appearing at the same place (the wall outside bathroom).

This post has been edited by wiind: Nov 18 2013, 09:45 AM

There are some construction going on nearby, could it be a reason also? If the cracks are due to some serious problem(say structural defect), is the responsibility of fixing it solely ours?

Vertical...not structural crack.
Remove the plaster, around 75mm each side of crack, along crack line. Add expamet mesh and plaster back.

last time this condo been halt for a while b4 continue? nothing major if comparing to diagonal / horizontal cracks...

Yes, it is possible (but not definitive) that vibration from the nearby construction caused/contributed to the crack to open.

As others have said it is unlikely to be a structural problem, most likely only a superficial one (but I cant say with 100% certainty from that photo).

If you want to patch it, rather than using plaster as others have suggested, I would recommend using a Flexible Joint Compound (comes in a tube similar to Silicone sealant and applied using the same type of gun). The Flexible Joint Compound is usually a acrylic material that will stay flexible for 10+yrs and can be painted over. So you wont have problem of the crack opening and closing as you would with plaster.

BTW even though its probably not a serious problem, its still a bargaining chip to use to get the owner to lower their price, the discount you can achieve depends on how dramatic you make your concerns seem over these cracks.

Cheers

I have seen some contractor using some sort of membrane to patch up cracks, was told this will prevent future occurrence.

Stick the membrane over the crack line?
Theoretically, it should be something flexible but it is a matter of appearance.
If you can't hide it, show it.

My house having the same problem too. I'm more interested what sort of membrane the contractor using. Although, some of the foumer said the acrylic sealant can solve the crack problem but the patch surface will remain soft (not harden forever) and if using the mesh & replastering method will be very costly.

Membrane wont crack of course but how will it look?

There is a type of paper tape used in joints for gypsum dry wall construction which can be plastered over. Not with cement plastered wall.

Yes, paste the membrane over the cracks then put plaster over it. Perhaps can Google for more information.

Some will seal it with wall putty but cracks will appear overtime. I saw contractor remove the layer of paint, paste membrane covering crack line then plaster/putty over it, let it set, remove uneven surface by sanding and finish it up with a coat of new paint.

I'm sure acrylic sealant works the same way. Google for more info.

Thank you guys for the informative input, they are very helpful!

I think what you mentioned is similar to using mesh & re-plastering method. This method will be very costly if there're many crack line.

Can give acrylic joint sealant a try first. Don't think can easily get those thin membrane in Malaysia.

Wire mesh yes, not membrane. Doesn't work with cement plaster, no bonding.

The one I saw not wire mesh, just a very thin layer of skin, looks like made of silicon.

Where you saw the repair in Malaysia? if, then why cannot get the membrane in Malaysia?

Saw it from a Singapore reno programme.

Can cement plaster adhere/bond to something elastic as a membrane surface?

This post has been edited by tmchong: Nov 21 2013, 01:03 PM

This should be the way to repair it.
TS, the crack should not be worried too much. Just it is an eye saw.