Selling a house with cracks in 2026 – what you need to know

Cracks can appear for a number of reasons, and some are just minor, cosmetic splinters, while others point to underlying structural issues. Here are some of the most common causes of cracks in a house…

• All houses move slightly over time as the ground settles beneath them – this is called settlement and it can cause cracks.
• When soil shrinks, swells or shifts, it can cause serious cracks in brickwork and foundations.
• Leaking drains, poor guttering or rising damage can all cause moisture problems and lead to weakened walls.
• Temperature changes can cause hairline cracks.
• Rushed or poor building work may lead to significant cracking over time.

There are a range of different types of cracks and these vary in severity.

• Hairline cracks are usually less than 1mm wide and are often just cosmetic
• Vertical cracks can occur with settlement, sometimes harmless, sometimes more serious
• Horizontal cracks are often linked to structural problems and should not be ignored
• Stair-step cracks in brickwork are common in subsidence cases and usually a cause for concern
• Foundation cracks are the most worrying for buyers, as they suggest major structural issues

The key is knowing the difference. Cosmetic cracks won’t usually put buyers off but structural cracks, especially in foundations, are much more serious. Surveys will pick these up, and buyers may back out or offer a much lower price.

Having cracks in your property doesn’t necessarily mean your home is unsafe. Many UK houses have minor cracking due to age and movements. However, if the cracks suggest foundation failure, this may become unsafe if it’s not dealt with.

If you have structural cracks and are trying to sell, you might be best off selling to a quick house buying company like House Buyer Bureau. We buy any home in any condition, without the hassle of surveys or waiting for an offer.

Cracks are more concerning if they:

• Are wider than 5mm
• Run diagonally or in a stair-step pattern across brickwork
• Keep getting bigger over time
• Appear around doors and windows that start sticking
• Are accompanied by uneven floors or bulging walls

If you’re worried, you may need a structural engineer’s report, which is something most buyers will request if the survey flags an issue.

Yes, you can. The key is knowing whether the cracks are cosmetic or structural, and how they’ll affect your sale price.

Buyers are often wary of cracks because they don’t want to take on hidden costs. Even if the cracks are harmless, surveys can scare buyers off which often means delays and lower offers.

A cracked foundation is the biggest concern for buyers and mortgage lenders. Mortgage providers may refuse to lend, which reduces your pool of buyers significantly. Some sellers spend thousands on underpinning or structural repairs before listing. Others choose to sell as-is to a quick house buying company like House Buyer Bureau, avoiding the repair costs altogether.

It depends. If the cracks are minor and cosmetic, a simple filler and repaint can make your property look more appealing. But if the cracks are structural, repairs can be extremely expensive and take months to complete.