Is your foundation all it’s cracked up to be?
If you have lived in your home for a while, you have probably seen your share of cracks in the foundation. But are these unsightly marks really anything to be concerned about? Well, it all depends. Cracks in your foundation can be a result of natural expansion and contraction or a sign of a more serious problem, like poor grading. However, it all depends on the type and the size of the crack to determine if it’s a problem or not.
Types of cracks:
There are three types of foundation cracks: horizontal cracks, vertical cracks and step cracks.
If you have lived in your home for a while, you have probably seen your share of cracks in the foundation. But are these unsightly marks really anything to be concerned about? Well, it all depends. Cracks in your foundation can be a result of natural expansion and contraction or a sign of a more serious problem, like poor grading. However, it all depends on the type and the size of the crack to determine if it’s a problem or not.
Types of cracks:
There are three types of foundation cracks: horizontal cracks, vertical cracks and step cracks.
Horizontal cracks are usually found in, brick and concrete-block foundations. These cracks are often formed from excessive pressure on the foundation from extremely wet soil around the house. The severity of the crack depends on the width of the opening. For instance, if the horizontal crack is ¼ of an inch wide or wider, you will want to contact a licensed structural engineer for further evaluation. Other indications that a horizontal crack is severe, is if the crack causes the wall to bulge a ½ inch or if the crack has differential displacement, which is when one side of the crack has been pushed in or out more than the other side.
Vertical cracks or hairline cracks are found in all types of foundations and are typically very small and the same size throughout their length. A vertical crack becomes worrisome when the crack starts to grow bigger at the top than at the bottom, or when it goes all the way down to the bottom of the wall and into the footing of the foundation.
Step cracks on the other hand are characteristically found in brick, stone and concrete-block foundations. And just like their name indicates, these cracks usually run up along the mortar joints of the foundation like steps. These cracks are viewed severe if they measure ¼ of an inch or wider, are wider at the top than at the bottom or show signs of differential displacement. In any event, it is always best to consult a licensed structural engineer to evaluate and diagnose the problem.
New home buyers
If you are looking to purchase, or are in the process of purchasing a new home, your home inspector will check for visible cracks in the foundation during your inspection.
What to expect during your inspection
During your home inspection, your inspector will check all the visible structural components of your home, by probing the structural components where deterioration is suspected. However, your inspector will not probe an area that could potentially damage a finished surface or where deterioration is visible.
In addition to checking the stability of the foundation, your inspector will also check for any visible cracks and to see if the grading around the foundation is adequate. Because flooding can be a problem no matter where you live in the United States, your inspector will make sure to check for visible water stains around the foundation and baseboards.
One way home inspectors can detect if there has been water damage to a home is by seeing if there is a white, crusty build-up called efflorescence on the foundation. Efflorescence is often caused by water seeping through a foundation’s walls and floor. Other indicators that there has been water damage to the home is if there are traces of mold and mildew, or if there are signs of rust or decay around the basement’s or crawl spaces’ window framing.
After your inspection is complete, your home inspector will note his/her findings in your home inspection report. These details will likely include a description of the foundation, the floor structure, the wall structure and the ceiling structure. If any of these areas are of concern your home inspector will note that these areas may need further evaluation by a licensed structural engineer.
Vertical cracks or hairline cracks are found in all types of foundations and are typically very small and the same size throughout their length. A vertical crack becomes worrisome when the crack starts to grow bigger at the top than at the bottom, or when it goes all the way down to the bottom of the wall and into the footing of the foundation.
Step cracks on the other hand are characteristically found in brick, stone and concrete-block foundations. And just like their name indicates, these cracks usually run up along the mortar joints of the foundation like steps. These cracks are viewed severe if they measure ¼ of an inch or wider, are wider at the top than at the bottom or show signs of differential displacement. In any event, it is always best to consult a licensed structural engineer to evaluate and diagnose the problem.
New home buyers
If you are looking to purchase, or are in the process of purchasing a new home, your home inspector will check for visible cracks in the foundation during your inspection.
What to expect during your inspection
During your home inspection, your inspector will check all the visible structural components of your home, by probing the structural components where deterioration is suspected. However, your inspector will not probe an area that could potentially damage a finished surface or where deterioration is visible.
In addition to checking the stability of the foundation, your inspector will also check for any visible cracks and to see if the grading around the foundation is adequate. Because flooding can be a problem no matter where you live in the United States, your inspector will make sure to check for visible water stains around the foundation and baseboards.
One way home inspectors can detect if there has been water damage to a home is by seeing if there is a white, crusty build-up called efflorescence on the foundation. Efflorescence is often caused by water seeping through a foundation’s walls and floor. Other indicators that there has been water damage to the home is if there are traces of mold and mildew, or if there are signs of rust or decay around the basement’s or crawl spaces’ window framing.
After your inspection is complete, your home inspector will note his/her findings in your home inspection report. These details will likely include a description of the foundation, the floor structure, the wall structure and the ceiling structure. If any of these areas are of concern your home inspector will note that these areas may need further evaluation by a licensed structural engineer.
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