While some cracks in your wall can be solely cosmetic, others can indicate foundation issues. Structural cracks in walls are serious and should be repaired immediately, so it's important that homeowners know how to identify them.
While tiny, hairline cracks usually aren't serious, larger cracks (width or length) are almost always caused by the kind of structural damage that requires a foundation repair.
Thin cracks are usually not cause for concern, but you should consult a professional if they become wider than five millimetres. Diagonal cracks that look like staircase steps can be a sign of structural damage, and you should consult a structural engineer.
If you have any of the following cracks in your home, it might be best to get them checked out by a structural engineer: Cracks that are more than 15mm in width. Cracks that appear suddenly, rather than slowly over time. Cracks that run diagonally.
Crack Width: Typically, wider cracks are indicative of more severe foundation issues. They may suggest notable movement in the foundation, potentially threatening the structural integrity of the building. Hairline cracks, while not immediately alarming, should also be monitored as they may widen over time.
Cracked or crumbling concrete
While you may not pay too much attention to concrete, this not-so-exciting material can reveal major signs of damage that can lead to a house collapsing.
It may make a lot of sense to walk away from foundation issues in a home if the cost of repairing the issues is more than what the seller is willing to compensate by lowering the home's price, or if the scope of damage and repairs is over your budget and time-consuming.
Structural foundation cracks are generally larger than 3mm and come in different shapes and sizes. One end of the crack may be wider than the other. The concrete on either side of the crack may be flush, or it could be uneven. A typical structural crack pattern is a stair-step crack in brick or cinder block walls.
A 1/16-inch crack is quite common when a home starts to settle. These hairline cracks should be vertical and should be between 2-6 inches in length. Having horizontal and diagonal cracks of any size will indicate that you have more than just the “normal” settling.
Common Causes of Cracks
As a result, minor cracks may appear in the house's walls, floors, or ceilings. While these cracks may be concerning, they are typically a normal part of the aging process for homes.
The cost of foundation repair typically ranges from $2,000–$7,500, with a national average of $4,500. The cost depends on several different factors like home size, accessibility to the foundation, and soil stability.
Moreover, if everything beneath the house is fine, a tectonic shift can cause it to settle even after 20 years.
Using a level to check for sloping or uneven floors is an excellent way to spot early signs of foundation issues. You should also keep an eye out for cracks in the walls or floors, doors, and windows that stick or don't close properly. Check for water damage or mold growth as well.
Non-structural cracks are usually minor and do not pose a risk to the building's stability. These cracks are typically less than 1/8 inch wide and are often caused by concrete shrinkage during the curing process or minor settlement of the building over time.
Homeowners insurance generally pays for foundation repairs that result from covered events. However, if the cause of the damage isn't covered in your policy, repairs probably won't be either.
The size and location of wall cracks are key factors to consider. Large cracks wider than 5 millimeters are a cause for concern, especially if they are diagonal, horizontal or above a door frame. These cracks could indicate foundation movement, stress on structural supports or settling issues.
Vertical cracks are often less concerning and may result from normal settling. Horizontal or diagonal cracks, especially those wider than 1/8 inch, may indicate more serious problems. Multiple cracks or those that form a pattern (like stair-step cracks in brick walls) often signal foundation issues.
When homeowners notice cracks, leaks, or settling in their home's foundation, quick action is essential. Foundation repair cost ranges from $2,010 to $7,717, with the national average at $4,714. Foundation settling that results in cracking can lead to significant structural issues.
In our CFA Standard, we specifically call out that the maximum allowable crack for a foundation wall width is 1/8 inch because water and dampproofing can easily span that width. Exterior Slabs: Average concrete shrinks about 0.06%, so unless there are control joints, cracking is inevitable.
What Does House Settling Mean? A common explanation for a creaking floor or an odd bump at home is that it's settling. All houses settle, meaning the house begins to compress into the ground over time and with changing weather.
Impact crack — cracks in a starburst pattern that radiates from a central point. Hitting a window with a baseball or golf ball could result in an impact crack. Pressure crack — cracks in a pattern similar to the curve of an hourglass.
Construction-related issues typically fall under the builder's responsibility, while cracks resulting from natural settlement or external factors often rest with the homeowner.
Real estate transactions almost always include a seller disclosure form where they should list known home defects, including foundation problems. In many states, home sellers and their realtors have a legal obligation to disclose foundation problems.
If the house needs significant foundation repair that you don't take care of, you're likely to turn away a large pool of buyers and attract a group of house flippers who want a deep discount on the price. Foundation issues can reduce the sales price by 10% to 15%.
It is generally considered safe to continue living in a house with foundation problems. However, it depends on the severity of the issues.