Why new homes crack
A new house holds a lot of water from its construction. As it dries, materials shrink slightly, and that shows up as fine cracks, often where walls meet ceilings, around doors and windows, and at plasterboard joints. Gaps can also open around joinery such as skirting boards.
The Consumer Code for Home Builders' guide, What can you expect from your new home, says this drying out can take around nine months to a year, and that these cracks are extremely unlikely to be structurally significant.
What helps
- Dry the house gradually. Keep an even temperature rather than turning the heating right up.
- Ventilate. Open windows or trickle vents to let moisture out.
- Wait to fill. Minor cracks are normally filled and painted at your first redecoration, once drying has settled.
Who fixes what
The Consumer Code guide sets out the usual warranty arrangement:
| Period | Who's responsible |
|---|---|
| First 2 years after completion | The builder fixes defects |
| Years 3 to 10 | Structural insurance covers major parts such as foundations, walls and roofs |
Report defects to your builder first. If they don't put them right within a reasonable time, contact your home warranty provider.
Snagging
When you move in, note anything unfinished or faulty on a snagging list. For homes reserved on or after 1 January 2024, you or an adviser can also carry out a pre-completion inspection, and the builder must deal with snags from it and any found within two years of completion.
When a crack is worth worrying about
Most shrinkage cracks are hairline. Get advice from your builder or warranty provider if a crack:
- is wider than a hairline, or keeps getting wider;
- runs diagonally from the corner of a door or window;
- reopens straight after it's been filled;
- comes with doors or windows that start sticking.
The Consumer Code guide also mentions that persistent white deposits on internal walls can point to a water leak, which is one for the builder.
Where we come in
Once the drying period has passed and any defects are with the builder, we can help with what's left:
- Repairing cracks properly, rather than filling them again and again. See our plaster repairs.
- Re-skimming walls or ceilings with lots of cracking or poor finishes. See our plaster skimming.
- Extensions and alterations later on, from boarding to skimming.
We cover new homes across our area, including the large new developments at Brookleigh in Burgess Hill and Ridgewood in Uckfield.
Frequently asked questions
Are cracks in a new-build house normal?
Small ones, yes. They're usually shrinkage as the house dries out, which can take around nine months to a year.
Should I fill the cracks straight away?
It's usually better to wait until the house has dried out, then fill them at your first redecoration.
Will the builder fix cracks in my new home?
The builder is responsible for defects in the first two years. Whether a particular crack counts depends on your warranty, so report it and ask.
When should I get a crack looked at?
If it's wider than a hairline, growing, diagonal from a door or window corner, or reopening, speak to your builder or warranty provider.
Need cracks repaired properly?
Send us photos of the cracks and tell us how old the house is. We'll give you a free quote.
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