Building, hidden defects & cracks expertise in Brussels

Building, hidden defects and cracks expertise in Brussels

The Brussels building stock, a significant proportion of which dates from before 1945, presents recurring pathologies linked to the age of the constructions, the nature of the soil (clay in the south, sand in the north) and successive renovation interventions. Cracks in facades, rising damp in basement walls, roof infiltrations, dry rot in timber structures: these defects can affect both the value and the habitability of a building.

Our real estate appraisal firm has the specific technical competencies to carry out an in-depth building diagnostic and to produce a detailed report, usable for both preventive purposes and legal proceedings.

Common pathologies in Brussels buildings

Cracks

Cracks are the most visible and most alarming pathology for property owners. A distinction must be made between:

• Shrinkage cracks: Superficial, affecting the render or paint without compromising the structure. They result from the drying of materials.
• Structural cracks: Deeper, passing through the masonry and indicating structural movement (differential settlement, foundation subsidence, overloading).
• Cracks related to neighbouring works: In Brussels, construction or demolition works on adjacent plots regularly cause distress in neighbouring buildings.

Damp

Damp manifests itself in several forms:

• Rising damp: Capillary rise in walls in contact with the ground, common in older Brussels houses that lack a damp-proof course.
• Infiltration: Through the roof (broken tiles, defective chimney flashings), through the facades (failed joints, porous brickwork) or through the joinery (inadequate sealing).
• Condensation: Linked to insufficient ventilation, particularly in airtight renovated apartments that lack an appropriate mechanical ventilation system.

Dry rot and wood-rotting fungi

Dry rot (Serpula lacrymans) is a particular scourge in Brussels, where older buildings combine timber structures and favourable damp conditions. Dry rot can silently destroy floors, roof frames and joinery.

Hidden defects in the legal sense

Article 1641 of the Civil Code defines a hidden defect as a defect that renders a thing unfit for the purpose for which it is intended, or that so diminishes this fitness that the buyer would not have acquired it, or would have offered a lower price, had they known of it. The hidden defects warranty (articles 1641 to 1649 of the Civil Code) requires the seller to guarantee the buyer against such defects, even if they were unaware of them.

Content of the technical valuation report

• Visual findings: Precise and localised description of the observed defects, accompanied by a detailed and dated photographic survey.
• Causal analysis: Identification of the probable origin of the pathologies (foundation defect, ground movement, construction defect, wear, water damage).
• Assessment of severity: Classification of the defects according to their impact on structural stability, habitability and the value of the property.
• Works recommendations: Description of the necessary interventions, budget estimate for repairs, prioritisation of urgent works.
• Impact on value: Quantification of the depreciation in value linked to the observed defects, relative to a property in good condition.
• Technical appendices: Dated photographs, defect location plans, crack surveys (gauges), damp measurements (hygrometer).

How the mission works

1. Contact: You describe the observed defects and the context (recent purchase, neighbouring works, claim). Tailored quote within 24 hours.
2. Technical inspection: In-depth inspection of the building, including accessible parts (basement, roof space, facades). Duration: 1 to 3 hours depending on complexity.
3. Further investigations (if necessary): Soundings, damp measurements, installation of crack gauges for monitoring over time.
4. Report: Delivered within 7 to 15 working days depending on complexity. Detailed, reasoned and signed document.

In what context to intervene?

• Before purchase: Supplement your pre-purchase expertise with a technical diagnostic if the property shows signs of defects.
• After purchase (latent defect): Have the defects recorded without delay to build your case.
• Neighbour damage: Adjacent works, vibrations, destabilisation of foundations.
• Insurance claim: Counter-expertise in the event of disagreement with the insurer’s expert.
• Prevention: Periodic technical assessment of an older building to anticipate maintenance works.

For further reading, consult our guide Construction and renovation in Brussels. Find the full range of our real estate expertise missions, our fees or contact us for a free quote.