Ken Peter
Certified Home Inspector
Pillar To Post Home Inspections
303-772-1997
(Note: Basement cracks drive homeowners and home buyers and real estate agents a little crazy. Indeed, some cracks are signs of serious foundation problems. Others may be of less concern. Home Inspector Ken Peter's recent promotional e-mail is the best discussion I've read about this issue. Peter's discussion is reproduced here with permission –– Ron Rovtar)
Houses of any age will shift and settle over time, resulting in cracks. Cracks may appear in finishes, structural components or both. Though they usually don’t have any structural significance, it’s worth some visual detective work to help homeowners understand the difference between different types of foundation cracks.
Shrinkage Cracks
Concrete shrinks as it cures, so a newly poured concrete foundation may develop small vertical shrinkage cracks, which are not structurally significant. Characteristics of shrinkage cracks include:
- The crack will be small and vertical, usually less than 1/8” wide.
- The crack is in the foundation wall only and does not extend up through the structure.
- Shrinkage cracks usually occur in the middle third of the length of the foundation wall. If it’s located toward the end of the length of the foundation wall, it is probably not a shrinkage crack.
Settlement Cracks
Like shrinkage cracks, settlement cracks are vertical, but they extend up through the structure. In block or brick foundations, cracks may follow the mortar joints in a step pattern rather than vertical. Most settlement cracks are caused by short-term settlement. Ongoing settlement is uncommon but can cause structural problems over time. Here are some ways to get an idea of whether ongoing settlement is likely:
- Crack size: Settlement cracks more than 1/4” wide are more likely to indicate ongoing movement than smaller cracks.
- Direction of movement: The edges of a typical settlement crack line up and fit together vertically, much like pieces of a puzzle. If the edges of the crack have shifted, or sheared, so that they no longer line up, the 1/4” rule described above doesn’t apply. This type of crack can be a significant structural concern.
- Repaired and re-cracked: Unless it is a hairline crack, a settlement crack that was repaired and has re-cracked could also indicate ongoing movement and should be addressed.
Horizontal Cracks – Basement Foundation Wall
In homes with true basements, a horizontal crack in the foundation wall, below grade and running the full length of the basement is likely a sign of foundation failure. For a house with a full basement, the soil outside the foundation wall exerts a tremendous amount of pressure on the foundation wall. Occasionally, unanticipated additional loads exert pressure and cause horizontal cracking in the foundation wall. Do not wait to address this potential issue as it could cause much greater problems down the line, including structural failure.
Contact your local Pillar To Post Home Inspector for further information on these and other home-related issues.
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Colorado Insights is produced by Ron Rovtar, a leader in Boulder County residential real estate for more than a decade. He is a broker associate LoKation Real Estate in Boulder, CO. Ron can be reached at 303.981.1617. Or you can E-mail him directly. To learn more about Ron, please visit his website. For more about life in Boulder County and nearby, check out Ron's Facebook page. Ron Rovtar does business as Front Range Real Estate, Ltd.
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