Is Your Foundation Under A "Crack Attack"?- Encinitas Home Inspection
This is an excellent post to provide clients on the subject of foundation cracks. Thank you to Steve Stenros of First Choice Inspections in San Diego for the post. Please leave comments on Steve's original post!
Is Your Foundation Under A "Crack Attack"?- Encinitas Home Inspection
One of the biggest concerns my clients have may be foundation cracks. If the foundation has problems, the entire structure may be adversely affected. But are all foundation cracks "deal breakers"? Not necessarily. Let's talk about some of these cracks and their potential cause:
Horizontal cracks in a slab foundation
"Cold joints" (horizontal cracks) are often seen in the exterior of slab foundations of homes built from the 60's to the 80's that have a two-pour foundation. A cold joint occurs when fresh concrete is poured on cured or dry concrete. Depending on the width of the crack, it may or may not need repair. Proper drainage around the perimeter of a home becomes very important if a cold joint is present. There is the probability of water migration into the slab which may cause bigger problems.
Horizontal cracks in a raised foundation
Many times, a horizontal crack seen in a raised foundation wall is the result of corrosion of the reinforcing steel (re-bar) within the wall. Excessive moisture may be present or the steel may be located too close to the edge of the wall. This condition should be repaired as soon as possible, or further damage may
occur. Many times what may appear as a thin crack at the exterior can be much worse when viewed from inside the crawlspace. Depending on the extent of the corroded steel, this condition may be rather costly to repair.
Vertical cracks in a slab foundation
Vertical cracking (shear cracks) seen in the perimeter of a slab foundation should always be further evaluated. Excessive moisture, soil movement, settlement, or structural issues may be the cause. To determine the extent of these cracks, the flooring must be
removed/lifted (which is beyond the scope of a home inspection) or a manometer test (slab
levelness test) may be done. Hairline cracks can be found in virtually every slab foundation out there- concrete shrinks and cracks when it dries. Also, a vertical crack is often seen where the garage slab meets the house slab. This is simply a cold joint between the two slabs which are typically poured at different times and should not be a big concern unless excessive width is present.
Vertical cracks in a raised foundation
I will begin
here by saying that some thin vertical cracking can usually be found in all raised foundation stem-walls and are not normally a cause for alarm. If the cracks run diagonally, it may be a sign of more serious issues. Heavier cracks should be further evaluated to determine their cause and whether they will negatively affect the structure of the home. Excessive moisture, poor perimeter drainage, soil movement, or improper construction techniques or renovations may be the cause.
Steve Stenros- First Choice Inspections is a CREIA MCI and ICC-certified home inspector. He can be reached at 888-335-3040. Clients receive a FREE lifetime appliance RecallChek with every standard home inspection.
Originally posted at First Choice Inspections.
Is Your Foundation Under A "Crack Attack"?- Encinitas Home Inspection
Steve Stenros, MCI
Master CREIA Inspector
ICC certified Building Inspector
Certified Infrared Thermographer
FHA/HUD Inspector- #V975
203k Consultant
888-335-3040
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