Mike's Home Inspector Blog

When to Worry
While many foundation cracks are benign, there are signs that may indicate a more serious issue, and I will usually recommend contacting either a Structural Engineer or Foundation Contractor depending on the situation. Here’s what to watch for:

Widening Cracks: If a crack is growing wider over time, it may suggest a significant problem with the foundation's stability. Unfortunately, a home inspection is a snapshot in time so this is not something I can spot during an inspection. but can provide guidance on what to look for.  

Cracks with Displacement: Cracks that cause noticeable displacement of the foundation or cause doors and windows to stick may indicate structural issues. This is one reason I check all interior doors for proper operation.

​Cracks Accompanied by Other Signs: Other signs such as sagging floors, uneven ceilings, or water intrusion can signal a more serious problem.

These pictures below are three different examples of cracks I considered significant enough to contact a specialist for further evaluation. In reality it is rare that I see anything other than small, vertical cracks. 

What to Do If You Find a Crack

Document the Crack: Take photos and measure the crack to track its size and progression over time. This information can be helpful for professionals assessing the problem.

Monitor the Crack: Keep an eye on the crack and note any changes in width or shape. Regular monitoring will help you determine if the crack is stable or worsening.

Consult a Professional: If you’re unsure about the severity of a crack or if it shows signs of worsening, consult a structural engineer or foundation specialist. They can provide a detailed evaluation and recommend appropriate repairs.

​Address Contributing Factors: Ensure that drainage around your home is adequate and that gutters are functioning properly to prevent water damage. Consider soil stabilization or other preventive measures if soil movement is a concern. The best way to solve moisture related damage is to prevent it in the first place. 

Cracks in concrete foundations are a common issue for homeowners, but understanding their types and causes can help you determine their severity and the necessary actions to take. Regular inspection and maintenance are key to ensuring the longevity and stability of your foundation. If you’re ever in doubt about the health of your foundation, don’t hesitate to seek professional advice. A well-maintained foundation is crucial for a safe and stable home, so stay vigilant and proactive in addressing any potential issues.

When it comes to the structural integrity of your home, the foundation is one of the most critical elements. It supports the entire structure and bears the brunt of environmental stresses and changes. As a home inspector, I frequently encounter concerns about cracks in concrete foundations. Since the overwhelming majority of foundations I inspect are concrete, this is the focus of today's blog post.

These cracks can range from minor cosmetic issues to serious structural problems and understanding them is essential for maintaining the health of your home. 

Types of Concrete Foundation Cracks

Hairline Cracks
These are very thin cracks that typically measure less than 1/16 inch in width. They are often the result of normal settling and shrinkage during the curing process. Hairline cracks are usually not a cause for concern, but it’s a good idea to monitor them over time. I have a statement I frequently make during inspections that goes “Concrete cracks. Period.”

Vertical Cracks
Vertical cracks are common in poured concrete foundations. They often occur due to the natural settling and curing of the concrete. These cracks generally do not indicate a serious structural problem but should be inspected to ensure they are not widening. It's a good idea to repair these, but mainly to keep water out.

Horizontal Cracks
Horizontal cracks, especially those that occur near the middle of the wall, can be more concerning. They may suggest that the foundation is experiencing significant pressure from the surrounding soil, which can be caused by poor drainage or soil expansion. Horizontal cracks are more likely to indicate a serious issue and should be evaluated by a professional.
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Diagonal Cracks
Diagonal cracks typically run from one corner of a concrete block to the opposite corner. They often occur due to uneven settlement of the foundation or soil movement. Diagonal cracks can vary in severity and may warrant further investigation.

Common Causes of Foundation Cracks

Settlement: Over time, the soil beneath a foundation can settle or compress, leading to minor cracks. This is a normal part of the foundation's aging process, but significant settlement can lead to more severe issues.

Soil Expansion and Contraction: Soils can expand when wet and contract when dry. This constant movement can exert hydrostatic pressure on the foundation, leading to cracks. Proper drainage (i.e. gutters, downspouts, proper grade) and soil management can help mitigate this issue.

Water Damage: Poor drainage around the foundation can lead to water accumulation, which can erode the soil and cause the foundation to shift. Waterproofing measures and proper grading can help prevent water-related problems.

Temperature Changes: Extreme temperature fluctuations can cause concrete to expand and contract. This is especially an issue here in Nova Scotia, where we experience significant freeze/thaw cycles that can rapidly damage foundations.

Construction Defects: Sometimes, cracks can be attributed to poor construction practices, such as inadequate mixing of concrete or improper reinforcement. These issues are typically more apparent in newly built homes but can also occur in older homes as well. This is another reason why newer homes need inspections too. 

Stay tuned next week for part 2 where we look at when to worry and what to do about it. 

​In the world of home construction, ICF is an initialism for Insulated Concrete Forms. While it has only become common in the past 15 years it actually dates back to its invention right here in Canada in 1966. An ICF is composed of two main components: insulation, almost always in the form of expanded polystyrene (EPS) and concrete with steel reinforcement (rebar). They can be used in both foundations and walls, although the latter is less common. The insulated blocks are used to hold the concrete while it cures (just like the removable plywood used in regular concrete construction) and are permanently left in place to provide valuable wall insulation. ​

I recently did an inspection where my client wanted to know what an ICF was and how far it went up the walls. While I typically see them just used as the home’s foundation, this particular home inspection showed that the entire wall structure right up to the rafters was constructed of ICF. So, is that a good thing? The cliché answer is that it depends. My professional answer is an absolute yes, but it definitely has drawbacks.

First, the Bad News
There are a number of disadvantages to ICF construction. Some of these include:

• ICF houses cost more to construct. Estimates are between a 6-10% increase in construction costs over a wood framed house, although with the recent increases in the price of lumber this gap has likely lowered and will continue to do so.
• ICF houses are more difficult to renovate. While I complain constantly about how the various home improvement shows make it look far easier than it is, ICF takes it to another level. It is more challenging to install new plumbing and electrical and it is almost impossible to add new windows, doors, etc. at a reasonable cost to an ICF home.
• All concrete releases large amounts of moisture when curing, which is why finishing a basement in a brand-new home is highly discouraged within the first year. ICF walls will introduce excess humidity to the entire house and extra dehumidification will be necessary, especially during the first summer.
• As an inspector, it is very difficult if not impossible to closely inspect ICF foundations. As they are buried behind insulation and a masonry veneer, any cracks or potential structural issues are not immediately apparent. In my experience ICF houses are usually well constructed so this isn’t a major concern, but I do like to be meticulous in my work.

Advantages of ICF
There are many benefits to an ICF home. While I only report and never make advice on buying decisions, I definitely get excited when I see ICF construction. Some upsides include:

• ICF walls are not only more energy efficient, but they are also great at blocking noise.
• ICF houses, in my experience are downright comfortable in the summer. None of the ICF houses I have inspected have permanent air conditioning installed, and that is because they tend to better resist heat movement, either in or out.
• ICF materials provide excellent indoor air quality, although like most modern homes they do require mechanical ventilation to remain healthy. The insulation is not toxic and do not contain Volatile Organic Compounds (VOCs).
• More rebar is used in ICF construction. Without getting into building science or engineering, concrete is very strong against compressive forces but weak against tension forces, which is why it needs to be reinforced.  ICF walls are generally very strong and highly resistant to wind and other forces of nature.

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​Overall, I draw parallels to my post on heat pumps. While there is a significant initial upfront cost, the savings in both money and energy over the long run make it all the more worthwhile. Unfortunately, the higher price tag can scare many developers and new homeowners off but to this home inspector, it is an investment well worth the initial expense. 

​Like most Canadian home inspectors, I have been asked on occasion what I think of Mike Holmes. Overall I have a positive opinion of him and have learned plenty watching his many shows over the years. My biggest criticism, however, is that he tends to exaggerate relatively minor issues and unintentionally misrepresent how easy it is to renovate a home, which given the limitations of television is understandable.

Before I became a professional home inspector, I imagined it was a lot like a TV show, where I look at an issue and loudly proclaim: “this is X, will cost Y and will take Z to complete!” The truth is that while some issues are black and white (i.e. missing safety devices) many defects I come across require me to draw upon my vast knowledge of building systems to evaluate. Here are just a few examples of symptoms that can be anything from cosmetic to catastrophic.

Foundation Cracks
One of the most concerning things a homeowner can face is a home that is sinking on one side. This can be a very expensive repair and in extreme situations it may even be cheaper to rebuild the entire house! While that sounds terrifying in reality this is a rare situation: nearly every home has foundation cracks and they are generally not a big deal. There are a number of variables I look at:

• What direction is the crack?
• How wide is the crack?
• Are there multiple cracks?
• Is there a pattern?
• Is the crack through masonry, drywall or mortar?

Using all these variables and more, I can offer guidance as to whether the issue is minor or should be referred to a Foundation Contractor or Structural Engineer for further evaluation.

Sewage Smell
Methane gas is not only unhealthy and explosive in large concentrations but smells terrible and can be very concerning. If a home smells of sewage, this could mean a sewer line clog or even worse, a break. Both are expensive to remedy and are very disruptive to a home’s occupants. Before waving the white flag and calling for a plumber, an inspector knows to check a few things first, particularly the home’s toilets. These are the only fixtures where the waste pipes do not have a trap to prevent sewer gas from escaping (they are in the toilet itself) and over time the wax seal keeping it in place to the floor will crack and loosen, leading to the unpleasant smell. This is a relatively minor repair and can be completed by the homeowner or a handyman.

Potential Asbestos
I recently had a real estate agent ask me how much of a concern Asbestos is for home buyers. The short answer is that it depends on where in the home it is located. If you follow this blog, you already know that Asbestos is very dangerous to long term health but only when in a friable (easily crumbled) state, where loose fibres can coat the lungs over time. If a house has asbestos (and a significant number of homes, particularly on the Halifax Peninsula or Downtown Dartmouth likely do), my advice will vary based on where the potential asbestos is located. If it is discovered in flooring tiles or siding the best option would be to leave it alone but it is in insulation, I generally suggest either covering or preferably having a qualified abatement contractor remove it. Ideally, I would love to wave a magic wand and remove all asbestos from homes but in reality, it is very expensive and time consuming to completely remove asbestos safely from a structure. 
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Just like a doctor will usually suggest not searching the internet for symptoms, as a homeowner you should be cautious when looking at information online. There is a lot of scary information about topics such as Polybutylene Pipes, Flammable Insulation and Dangerous Decks but reality is far more subjective than the blanket statements I often see. These symptoms can suggest a wide variety of conditions but in my experience, they are usually on the mild end of the spectrum.