An industry expert is urging property owners and managers not to rely on surface appearance when dealing with cracks in commercial buildings, warning that misdiagnosis can lead to ineffective and costly repairs.
Cracking is common in masonry, particularly in older structures, but similar-looking defects can point to very different underlying problems.
A fine line in plaster, stepped cracking through mortar joints or movement around a window opening may each require a completely different approach.
George Edwards, Managing Director of Timberwise, said: “A crack on its own does not give you the answer. You have to look at where it is, how it runs, whether it has widened over time and what else is happening around it.
“Cracking through mortar joints, movement around openings, bulging brickwork or doors and windows starting to catch can all point you in different directions. Until you understand why the wall has cracked, you cannot be confident you are choosing the right repair.”
Here, Mr Edwads gives his guide on how to best deal with the issue
What crack stitching actually does
Crack stitching is a structural repair technique designed to restore strength to fractured masonry, not simply conceal damage.
Mr Edwards explained: “We cut into the bed joints, install stainless steel helical bars and bond them in with a specialist grout, then repoint the area. The idea is to tie the cracked section back together and help the wall act as one again.
“It is very different from simply filling over a crack. A cosmetic repair might hide the line for a while, but it does nothing to restore strength across the damaged area.”
When it’s the right solution
According to Mr Edwards, crack stitching is most effective when the underlying issue has already been resolved and the wall itself can be retained.
This often includes:
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Historic settlement cracks that are no longer active
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Damage around openings following lintel replacement
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Walls stabilised after wall tie replacement
“In these situations, stitching can be a practical and less disruptive option than rebuilding large sections of brickwork, particularly in commercial settings where access and day-to-day operations matter,” he said.
Reading the warning signs
The pattern and position of a crack can offer important clues about its cause.
Stepped cracks through mortar joints may point to settlement, while cracking around doors and windows can indicate lintel failure or localised stress. In cavity walls, cracks alongside bulging brickwork may raise concerns about wall tie failure.
“Two cracks can look similar on the surface and have completely different causes behind them,” Mr Edwards noted.
When stitching isn’t enough
Despite its benefits, crack stitching is not a cure-all.
“If the building is still moving, if there is active subsidence, if the wall is bowing significantly or if there is a wider structural problem, stitching on its own will not solve it,” Mr Edwards said.
In such cases, further interventions, such as wall tie replacement, lintel repair or broader structural work, may be required before any localised reinforcement is considered.
“The crack is only the visible result of something more serious still happening in the background. Unless that is identified and resolved first, there is every chance the cracking will return,” he added.
“While crack stitching can be an effective and efficient repair method, experts emphasise that a proper diagnosis should always come first, because treating the symptom without addressing the cause risks repeating the problem.”
