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Hi there! I recently bought a townhouse in a 2-lot with a common wall. The staircase in the picture here has a large gap between the wall and moulding, as well as the part where the two walls join and where the staircase meets the wall that has likely happened over time. It hasn't really changed from inspection until now. I've researched things like deep crack filler and taping and am lookng for tips on whether this is enough to hold it together?
Has anyone else dealt with any issue like this? The cracks are unfortunately quite high up (4 metres) and I am stressed out about the cost to hire someone to do it. I have an offer of $900 from a tradie.
Welcome to the Bunnings Workshop community @Ness2. It's wonderful to have you join us, and many thanks for your question about repairing cracks.
These are quite large cracks. Once a crack goes beyond a hairline and is wide enough that you could insert a pin or similar into it, you are moving out of the purely cosmetic category and into something that may be structural. From the photos and your description, these do not look like simple expansion or minor settlement cracks that can be patched and forgotten.
The cracking appears consistent across multiple junctions, where the wall meets the ceiling cornice, where walls meet each other, and along the stair edge. That pattern points more towards ongoing movement of the wall rather than isolated shrinkage or plaster failure. It also looks like this area has been repaired before, including the use of a flexible sealant, and even that has stretched and failed. That strongly suggests the movement has continued over time.
What is concerning is the gap between the wall and the bottom edge of the cornice. Normally, cornice sits tight to the wall with only a very small bead of sealant. From what can be seen, this gap looks closer to 20 to 30 mm, which is substantial. If the wall has moved that far and continues to do so, simply filling and painting over it will almost certainly be a short-term fix at best.
To answer your question directly, crack filler and tape will not hold anything together. Fillers are rigid and are only intended to smooth over stable surfaces. If the wall continues to move, those fillers will crack again. Even flexible fillers have already failed here, which reinforces that movement is ongoing.
Because of this, it is not unreasonable to consider getting a structural engineer or building inspector to assess what is actually happening before spending money on cosmetic repairs. It may turn out to be simple movement, but without assessment, there is a risk you will pay for repairs that will simply reopen.
In terms of the quote, that figure is not out of the ordinary given the height, access requirements, multiple areas involved, and the likelihood of preparation, patching, sanding, and repainting. There is easily a couple of days work in that if it is done properly. The bigger question is not the price, but whether any cosmetic repair will last without addressing the underlying cause.
If this were my place, I would be cautious about patching it straight away. Getting the wall assessed first would give you peace of mind and help you decide whether you are dealing with a cosmetic issue or something that needs a different approach.
Please let me know if you have any questions.
Mitchell
