At a recent inspection I was in the crawl space (where else) evaluating some cracks in the foundation. This house was at the precipice of a very steep incline and the seller of the home had already purchased a Geo-technical engineer’s evaluation of the slope and how it related to these cracks in the foundation. There was some sloping of the floors in this 32 year old house. Doors and windows still operated normally (for the most part) and many people would not even notice the sloping. Regardless, we had the engineer’s information about underlying soil conditions that likely accounted for this settlement. I would say that, 9 times out of 10, settlement of foundations happens at the corners resulting in cracks away from the corner that are open at the top and closed at the footing-----kind of like a hinge as the corner drops. There will usually be a corresponding crack either diagonally in the wall perpendicular to the wall or it will be perhaps across the foundation in a parallel wall indicative of the whole end of the house settling----as opposed to just one corner. This house was the 1 out of 10. The settlement occurred in the middle of the run of the wall resulting in a crack that was open at the footing and closed at the top. Its corresponding cracks were at the corners and these cracks were predictably open at the top and closed at the bottom. What was interesting was that someone was thoughtful enough to write on the wall the width of the crack at the time of inspection. What would have made this measurement useful would have been a date. If I knew whether the date was written 20 years ago or 2 years ago would make the job of what I could tell my buyer a whole lot more meaningful. With no date----the measurement might as well not be there. While at first glance one might look at this crack and say, “so what?” Well, a crack like this that is open 38” on a wall that is 24” tall is evidence of much more settlement than a wall with a 3/8” gap that is 10 feet tall. From this crack, it can be deduced (without laser levels) that the point of cracking away from the corner has settled approximately 2-1/2”----given the length of the wall. No wonder the floors feel like they slope.
Charles Buell
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PS, for those of you that are new to my blog (or for some other "unexplained" reason have never noticed)all pictures and smiley-face inserts (emoticons) (when I use them) have messages that show up when you point at them with your cursor.
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I think the homeowner must have dont it the night before .. just so no one would ask .. hmm how big of a crack is that there ... no no on the wall.
Eric----of course anyone could write any date they want with the measurement too:)
This business is sometimes more than it's "cracked up" to be.
Glenn, one thing that is for sure----if you have concrete----you have cracks:)
Charlie,
You probably wrote it yourself the last time you inspected the house, but forgotted and all. Advanced age stinks.
I can't remember---maybe you are right.
it's where i tried my first cigar... on march eight.
Ouch Steve! Charles, we are only as old as we feel...
Alan----very good idea---was it any good?
Paul---lets hope so:)
Im left with the same question I have after reading many inspection reports and that is....so what?
What I mean is....How wide is the crack now? is the house going to slide down the slope? What corrective action is needed; if any?
I understand that home inspectors only report what they see, Id just like a little advice too
I have been told quite often that there is no future in getting old...
Your building consultant in Nashville, TN
nahh... I was 15, and it turned me several shades of green
Always insightful. Wish you were down our way. Do you have an outside Blog. The public should see what you have to say.
R0n giving accurate pretictions around these sorts of cracks can be difficult even for trained professionals.
Michael, I have heard the same thing:)
Kate----they bought
Alan----we have all been there I think:)
Gene, what do you mean by an outside blog? The public finds me here sometimes.
Worse than a builder whose idea is to just "beat it to fit, paint it to match!" You see all sorts of strange stuff in your business!
Russell that would be the "if it doesn't fit----get a bigger hammer" approach.
Charlie,
I once found a house where they had put one of those glue on crack monitors over the crack..,..same thing......NO DATE.
Charlie - my weekly perusal of so many posts! Well, when people ask me if this or that crack is important or relevant, my answer usually is something along the lines of it depends on how old it is. A date on that crack would have been golden info!
I agree with Jay, it depends on its age is the usual answer.
Chuckie Bee,
Are you back yet. If so, please send Nutsy back up here. Tell him I need to consult with him.
Steve----there is even a place to put a date too:)
Jay, I agree, without a date there is not much you can deduce (unless you can still smell the brimstone:)
Tad----seems like we are all in agreement that age is an important factor for useful information.
Sorry Steve----Nutsy is lunch today.
Brimstone, let's see, fire and brimstone, that bad town, um, what's it now, about 2000 BC? So, if you could smell it in that house, what would the date be?