House Settling: What Happens, How Long It Takes, and What to Look For
Got a brand‑new home and already seeing tiny cracks? You’re probably witnessing the natural settling process. It’s not a sign of disaster, but it does need a watchful eye. Below we break down why houses settle, typical timelines, the signs that matter, and easy steps to keep your home safe.
Why Does a House Settle?
When a building is completed, the soil underneath and the concrete foundations are still adjusting to the weight of the structure. Moisture levels, temperature changes, and the type of ground all affect this movement. In the UK, many homes sit on clay or chalk soils that shrink in dry weather and swell when it’s wet. This push‑and‑pull creates the small shifts we call settlement.
Typical Settlement Timeline
Most new builds finish the biggest settling within the first 12‑18 months. You’ll see the most noticeable cracks in that period, especially around windows, doors, and the corners of walls. After the first year, movement slows dramatically, but occasional movement can still happen after major weather changes or when the ground is disturbed (for example, by digging a garden).
Here’s a quick timeline to keep in mind:
- 0‑3 months: Construction shrinkage – joints may tighten, but cracks are rare.
- 3‑12 months: Primary settlement – expect hair‑line cracks (under 1 mm) in plaster and around openings.
- 12‑24 months: Secondary settlement – larger cracks may appear if the soil is very expansive.
- 2‑5 years: Minor adjustments – only noticeable after extreme weather.
If your house is older than five years and you suddenly see new cracks, it’s worth getting a professional opinion.
What Cracks Are Normal vs. What Needs Attention
Not every crack means you need a structural engineer. The key is width, direction, and location:
- Less than 1 mm wide: Usually harmless, caused by plaster shrinkage.
- 1‑3 mm wide, vertical or diagonal: Common settlement cracks. Keep an eye on them – if they grow, call an expert.
- Over 3 mm, especially horizontal: Could signal a load‑bearing issue. Get a survey ASAP.
- Cracks around doors/windows that keep widening: May indicate shifting frames – check for drafts.
Take a photo, note the date, and measure the crack with a ruler. A simple log helps professionals see if it’s getting worse.
Practical Steps to Manage Settlement
1. Control moisture: Avoid over‑watering garden beds next to the house. Use a good drainage system to keep water away from foundations.
2. Monitor temperature swings: Keep interior heating consistent in winter; sudden cold can make concrete contract.
3. Regular inspections: Walk around your home every six months. Look for new cracks, doors that stick, or uneven floors.
4. Fix minor cracks early: A simple filler or flexible sealant can stop water ingress and prevent larger problems.
5. Know when to call a professional: If cracks widen quickly, appear after a flood, or you hear creaking noises, bring in a structural engineer.
Bottom Line
House settling is a normal part of a new build’s life, but it doesn’t have to be a mystery. By understanding the typical timeline, spotting the right warning signs, and taking a few low‑cost preventative steps, you can keep your home safe and avoid costly repairs. Keep a simple log, stay on top of moisture, and don’t ignore cracks that keep getting bigger. Your house will thank you for the attention.
