Stepped Cracks in Brickwork: Small Crack or Bigger Problem?

Stepped Cracks in Brickwork and Helical Bar Repairs: Why a Proper Survey Matters

Stepped cracking in brickwork is one of the more common defects I come across when carrying out RICS Level 2 Surveys across Leicester and Leicestershire.

These cracks usually follow the horizontal and vertical mortar joints, creating a “stair-step” pattern through the brickwork.

Sometimes, stepped cracking may be historic or relatively minor. In other cases, it can indicate more significant issues, including structural movement, inadequate support over openings, poorly supported replacement windows, defective lintels, moisture-related deterioration or localised stress within the wall.

The important point is simple:

A stepped crack should not automatically be dismissed as cosmetic.

It needs to be assessed properly and in context.

Why stepped cracks need proper assessment

A crack in brickwork can tell an experienced surveyor a lot about how a building is behaving.

The location, direction, width and pattern of the crack can all provide important clues. For example, stepped cracking around windows or doors may suggest inadequate support above the opening. This is sometimes seen where replacement windows have been fitted without proper structural support, allowing movement in the brickwork above.

In other cases, cracking may be associated with settlement, thermal movement, moisture damage, wall tie issues, previous alterations or defective workmanship.

This is where experience matters.

A proper survey is not simply about spotting a crack. It is about understanding:

✅ Where the crack is located

✅ Whether it appears historic or progressive

✅ Whether there are related defects

✅ Whether further investigation is needed

✅ What type of repair may be appropriate

What are helical bar repairs?

Where appropriate, stepped cracking can often be repaired using stainless steel helical bars.

The repair usually involves carefully raking out selected horizontal mortar joints across the cracked area. The joints are cleaned, a specialist bonding grout or resin is inserted, and stainless steel helical bars are bedded into the prepared joints. The brickwork is then made good and repointed.

The purpose of the helical bar is to help “stitch” the masonry together and redistribute tensile forces across the cracked area. This can improve stability and reduce the risk of the crack opening further.

However, helical bar repairs should not simply be used as a cosmetic fix.

The cause of the cracking should be properly considered before deciding on the appropriate repair.

Why a mortgage valuation is not enough

Many buyers assume that a mortgage valuation will identify defects such as cracking, movement or structural concerns.

This is not the case.

A basic mortgage valuation is mainly for the lender’s benefit. Its purpose is to help the lender decide whether the property is suitable security for the mortgage.

It is not a detailed survey of the building.

Defects such as stepped cracking, defective lintels, roof issues, dampness, poor workmanship, drainage problems or structural movement may not be identified in a basic valuation report.

That is why a proper RICS Level 2 Survey is so important when buying a property.

Why experience matters

I have been involved in property for over 25 years, both as a Chartered Surveyor and through hands-on property development and refurbishment experience.

That practical experience is extremely valuable when assessing building defects.

It means I am not only looking at a property from a surveying perspective, but also from the perspective of someone who has dealt with repairs, refurbishment works and defect rectification in practice.

When looking at stepped cracking, the aim is not to alarm buyers unnecessarily. The aim is to provide clear, practical advice about what the defect may mean, whether further investigation is required and what repair may be appropriate.

Arrange a RICS Level 2 Survey in Leicester

If you are buying a property in Leicester or Leicestershire, a RICS Level 2 Survey can help you understand the true condition of the property before you commit to purchase.

A proper survey can identify defects which may not be picked up by a basic mortgage valuation and can help you make a more informed decision.

A mortgage valuation is not a survey.

A crack is not always just a crack.

And experience matters when understanding what a defect really means.

Ravi Seth Chartered Surveyors provides RICS Level 2 Surveys, Help to Buy Valuations and RICS Valuations across Leicester and Leicestershire.

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