Don’t panic if cracks are found during your home inspection. There are multiple types of cracks — some are normal settlement phenomena, while others indicate structural issues that need attention. This guide helps you identify crack types and decide on next steps.
Types of Cracks
- Surface Plaster Cracks (Most Common) — Only in the plaster or paint layer, not penetrating the wall structure. Usually caused by temperature changes, shrinkage, or minor settlement — considered normal.
- Tile or Floor Cracks — May be caused by minor foundation movement or lack of expansion joints during installation. Check whether hollow tiles or buckling are also present.
- Structural Cracks (Requires Serious Follow-Up) — Cracks wider than 3mm, penetrating the entire wall, or running diagonally at 45 degrees may indicate structural problems.
When Should You Be Concerned?
- Crack width exceeds 3mm
- Crack extends from wall base to ceiling (vertical or diagonal)
- Crack is accompanied by wall seepage or damp marks
- Multiple cracks concentrated on the same wall
- Structural cracks appearing in buildings over 30 years old
- Crack visibly widening over a short period
Follow-Up Steps
- Photograph and Record — Take photos of each crack, recording location, length, and width. Place a ruler beside for scale reference.
- Include in the Report — Ensure the inspection report describes all cracks in detail, including type classification.
- Raise with Developer or Owner — For new flats, request the developer to repair; for second-hand properties, request repairs from the owner before completion.
- Consult a Structural Engineer for Serious Cracks — Engage a Hong Kong-accredited structural engineer for professional assessment.
- Monitor Over Time — For minor cracks, photograph every 3 months to confirm no expansion.
FAQ
How much does surface crack repair cost?
Surface plaster crack repairs typically cost around HK$500–$2,000, depending on quantity and location. If wall repainting is needed, add approximately HK$3,000–$8,000.
Can new flats also have cracks?
Minor surface cracks within 1–2 years of moving into a new flat are common, caused by concrete shrinkage and initial building settlement. You can request the developer to repair within the warranty period.
Will cracks reappear after repair?
If only surface filling is done without addressing the root cause (e.g., structural movement, seepage), cracks may reappear within 1–2 years. It’s recommended to identify the cause before repairing.