How to prevent owner-contractor rift over settlement cracks

with their and the contractor’s permission, I’ll tell you what I believe is how the situation should be handled.

Settlement cracks in houses are usually considered a maintenance item for the client’s attention, especially after some time has passed. Settlement cracks must be reasonably accepted by the client in terms of certain criteria which can be repaired with the minimum amount of work.

The SABS Code of Practice for accuracy in buildings, which is used by the National Home Builders Registration Council, gives this guidance:

Hairline cracks less than 0.25mm wide are classified as negligible.

Internal cracks which can be dealt with by means of normal redecoration, those less than 5mm wide, are classified as slight.

Cracks of between 5mm and 15mm wide are classified as moderate.

Cracks greater than 15mm wide are classified as severe.

A contractor asks: “What can I tell a client when settlement has occurred and has caused some tiles to crack? Is it the contractor’s responsibility?”

This is not an easy question, as there could be other structural factors involved. However, the simple question is yes, the responsibility would lie with the contractor if it were proven to be structural and not settlement. If, as you state in this case, you are referring to normal settlement which caused the tiles to crack, this would be dealt with in terms of the above, irrespective of the finish – ie special paint effects, tiling, distorted wallpaper etc.

At this stage we are always prepared to carry out the repairs for the client free of charge, even two to three years later. This is fair and reasonable, and in our experience it is a service delivered by the majority of our members.

The problem that we sometimes have is that the client does not have spare tiles, and so the new tile may be a slightly different colour. In a case like this, the client will have to try and claim from his insurance – but it is definitely not the contractor’s responsibility to ensure a supply of spare tiles.

What I can provide the client with is the accepted answer in the building industry to this problem:

Should the client be prepared to accept the slightly lighter tile as a replacement? – Yes.

Should the builder be responsible, even though the builder has nothing to do with the fact the tile is now different? – Definitely not.

Can the client expect the builder to re-tile the entire house with a new tile? – That would be unreasonable, unless it can be proven a structural fault is the cause.

I believe this is a fair and balanced approach. Buildings are going to settle, and whatever you do, don’t waste money on painting a new building with top-of-the-range paint. Be patient, and on your first re-decoration be prepared to fill minor cracks and then paint with a top of the range coating. Tip of the week I picked this up listening to a local radio station on the drive back to Clanwilliam last week, and it’s for all the house-proud ladies who have lots of shiny surfaces that they protect like tigers. Next time somebody puts down a hot cup on the pristine surface without a coaster, don’t panic – the circular stain can be removed with some old cigarette ash and a little bit of spit. Sprinkle the ash over the mark, moisten and rub lightly and the mark will disappear. Finally, a decent use for cigarettes. Questions and answers I would like to take the opportunity to say my answers or suggestions are not always going to be correct, and I sometimes have to wait weeks for government departments or the like to get back to me with problems I have forwarded to them.

This past week I was asked why I recommend the use of properly registered and compliant contractors, when a particular client has had a registered contractor liquidate on them, before the contract had been completed.

Nobody is going to be liquidated on purpose, and if you go through my articles you will see that I list a number of other measures that should be put in place apart from using a registered contractor, such as signing a recognised contract and not paying money up front for work that has not been completed.

Many of you seem to be having problems with timber windows, especially sliding sash windows. I will reply to you individually recommending two contractors who specialise in repairs.

Please keep your questions or comments coming to don@macalister.co.za or SMS only to 082 446 3859.