Phil Spencer says house hunters should try ’10p test’ at next viewing

Looking around a potential new home, you might be looking out for all kinds of things: damp, mould, and importantly, cracks in the walls.

But simply looking at them and knowing they’re there just isn’t enough anymore.

Put it this way: you’ll want to remember your wallet for your next viewing.

As Move iQ founder and Location, Location, Location presenter Phil Spencer previously told Metro, you should be checking any cracks out with a little something called the 10p test.

In Phil’s opinion, not all gaps in the walls or ceilings are created equal, and while they can sometimes be harmless, they could also be symptomatic of something much more concerning.

‘Often, they may just be a cosmetic issue, but they can also be a warning sign of a serious problem called subsidence [when the ground starts to sink, impacting the foundations of the property],’ Phil explains.

This is where Phil’s 10p test comes in. While it has nothing to do with the value of the home, you will at least need to remember your wallet for the house viewing.

‘If the crack is less than 3mm wide — which means you can’t fit a 10 pence piece into it – it may not be serious,’ Phil said.

‘Plaster sets hard and can crack over time as the property shrinks or swells in different weather conditions.

‘The key thing is to not jump to conclusions, and the ‘10p test’ is a useful rule of thumb.’

Phil added that cracks can actually happen more frequently in new-build homes.

‘During the first year after it’s built, a property will gently “settle” and the plaster will contract as it dries out,‘ he said.

‘These tiny movements lead to cracks forming in the plaster, which are nothing to worry about and can be filled and repainted.’

The cost of repairing cracks in the ceiling can vary between £1,400 and £1,700, according to statistics from Checkatrade.

But if it turns out to be a subsidence issue, you could end up parting with £12,500 on average to cover the cost. Ouch.

Likewise, cracks measuring more than 3mm wide should be a red flag, as well as diagonal ones, and those which are wider at the top than the bottom.

Wondering where to start? Find a surveyor and arrange an inspection of the property. They’ll then be able to identify whether the building has subsidence and advise on what to do next.

Phil also warned to watch out for cracks that are noticeable not only from the inside of the home, but the outside, too.

‘Cracks caused by subsidence tend to appear at ‘weak points’ in the home – typically around windows and doorframes, or where an extension has been added. If you notice cracks in these areas, keep a close eye on them and take action if they get bigger,’ Phil noted.

‘Subsidence can be caused by lots of things and isn’t a problem limited to older properties. If you think your home might be affected, don’t panic, but act fast.

‘The sooner it’s investigated and fixed, the less damage will be done to the property.’

Phil Spencer’s top tip for selling your home

It’s time to get rid of those excessive trinkets – including photographs and various personal items that make the home look cluttered.

‘When potential buyers view your home, they want to imagine themselves living there, and it’s hard to do that if the property looks a little too lived in,’ he previously told Metro.

‘That’s not to say you need to depersonalise, but removing clutter and making everywhere tidy will get every viewing off to the best possible start.’

This piece was originally published on June 25, 2025.

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