Understanding Foundation Cracks (Part 2)

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.