When is a Foundation Crack a Concern?

Whether you’ve just moved to the Inland Northwest or you are a Spokane native, you know this is a beautiful place to live. Now, you’ve fallen in love with a home that just came on the market! The location, curb appeal, layout, and vibe all is just right. You are ready to make an offer, but then you notice a crack in the foundation just behind a shrub. Is this going to be a major concern? Will this crack break the deal?

Fountation cracks often created as the concrete settles over the first year or so, and so just about all foundations will have some cracks in them. Some are typical and are little to no concern, but others may be a sign of significant settling, shifting, or faulty workmanship. Here ares some signs to consider. What direction does this the crack follow (horizontal or vertical)? if it’s in brickwork, does it make a stair pattern? Most settling cracks are vertical and are very narrow. This is generally not a concern. Often in older homes with a crawlspace, a crack will appear over the corner of a crawlspace opening since it is a weak spot in the foundation. If the crack is wider than a quarter inch, or if it creates a stair pattern in brickwork, then it starts to be more of a concern. Your home inspector is looking for these as they walk around the house. Also horizontal cracks in your basement walls, especially if there is any bulge, need to be looked at by a professional as soon as possible.

Does it look like it had been patched before and now has re-opened?. This indicates that your home may be settling more, and if the home is more than a few years old, this may be worth calling a licensed structural engineer. Either way, when your home inspector shows up, make sure you point that out to determine if it needs further evaluation and they can help determine whether it needs further evaluation.