New Build in Manchester? How to Tell If Cracks Are Normal Settlement or Early Subsidence

You bought a new build in Salford Quays, Green Quarter, or one of Manchester’s development zones. Now cracks are appearing. Is this normal or a problem?

New build settlement is common and usually harmless. But Manchester’s ground conditions—particularly on former industrial sites—can cause problems even in modern homes.

Normal new build settlement:
– Hairline cracks (<1mm) appearing in first year - Cracks at ceiling-wall junctions or above doors - Small vertical cracks at plasterboard joints - Cracks that appear then stabilise - Isolated cracks in one or two locations

Concerning patterns suggesting problems:
– Cracks appearing after year 2 (initial settlement should finish)
– Diagonal cracks wider than 2mm
– Cracks that keep widening
– Multiple cracks appearing simultaneously
– Doors or windows starting to stick
– External cracks matching internal ones

Manchester new build challenges:

Former industrial sites:
Many Manchester developments sit on reclaimed industrial land—Ancoats, New Islington, Green Quarter. Ground may contain:
– Variable fill material
– Hidden voids from demolished structures
– Contaminated ground requiring remediation
– Former watercourses or culverts
– Made ground settling unpredictably

Modern building on clay:
Even with proper foundations, clay soil still moves. New builds in Chorlton, Sale, and Altrincham on clay subsoil experience some movement.

Your NHBC protection:
New builds come with NHBC warranty or equivalent. Major structural defects covered for 10 years. Minor cracks (Category 1-2) may not qualify, but significant movement (Category 3+) should.

What to do:
Photograph all cracks with ruler for scale. Document when they appeared. Report to developer within warranty period.

If cracks exceed 2mm or continue growing, request structural assessment at developer’s expense (within warranty period).

Don’t assume “new” means “perfect.” Manchester’s ground conditions challenge even modern construction. Stay vigilant during warranty period.

#ManchesterProperty #NewBuild #SettlementCracks #PropertyWarranty #ManchesterHomes