Tonbridge homes
Cracks that open in summer and close by winter
Send a description of what you have noticed at home. A specialist firm will read it and tell you whether the movement needs investigation, without any charge or commitment to you.
Why the cracks come back every year
Tonbridge sits on Weald clay near the Medway floodplain. This soil swells when wet and shrinks as it dries. Houses built on it move with the seasons, and that repeated motion leaves marks you can see inside and out.
- 1
A gap that changes size
A crack above a door frame that is wide enough for a coin in August but almost closes by January suggests seasonal ground movement rather than a single event.
- 2
Doors catching on the frame
A door that sticks in dry months then swings freely after heavy rain points to the timber frame shifting slightly as the soil below changes volume.
- 3
Steps in the brickwork
Mortar joints cracking in a staircase pattern along an outside wall often follow the line where clay shrinkage pulls the masonry apart.
- 4
Skirting boards pulling away
A visible gap between the skirting and the plasterboard usually means the wall has moved while the floor stayed put, or vice versa.
What the movement might mean
The same crack can point to different causes depending on the soil beneath your home, the trees nearby and how long the movement has been happening. A specialist looks at all three before deciding anything.
- Cracks wider in summer, narrower in winter
- This pattern usually follows clay shrinking and swelling. Monitoring over twelve months shows whether the movement stays within safe limits or keeps growing.
- One side of the house dropping more than the other
- Differential settlement happens when one part of the foundation sits on firmer ground than another. Trial pits or boreholes reveal what lies beneath each corner.
- Cracks near a large mature tree
- Tree roots draw moisture from clay, causing localised shrinkage. Root samples and soil tests determine whether the tree is involved or simply nearby.
- Gaps around windows only on the south side
- South-facing walls dry out faster in summer heat. If the soil is Weald clay, uneven moisture loss can cause one elevation to move more than the rest.
- Floors sloping towards an outside wall
- A sloping floor can indicate the outer foundation has settled. A period of level monitoring tells the specialist if the slope is still changing.
Work that might be needed
The right approach depends entirely on what the ground is doing. These are the methods specialist firms use once the cause is clear.
Towns covered across Kent
Enquiries are accepted from homeowners anywhere in Kent. Specialist firms operate throughout the county, so the same process applies whether the house stands on Weald clay, chalk or coastal ground.
- Tonbridge
If your town is not listed here, send an enquiry anyway. Coverage extends across the whole county.
Tell someone what you have seen
Write down where the cracks are and when you first noticed them. The details go to a specialist firm who will say whether further investigation is needed. There is no fee and no obligation to proceed.
- No charge for the review
- No obligation to proceed
- Specialist reads your notes