Masonry structure crack type Questions and Answers.

This article series discusses in detail the process of distinguishing types foundation damage due to shrinkage, expansion, or settlement, for all types of masonry foundations: concrete, masonry block, wood, stone, pre-cast.

Q&A on Types of Masonry Cracks: Distinguish Shrinkage, Expansion, from Settlement

These questions and answers about identifying the different types, causes, and importance of various masonry cracks in brick, block, concrete, stone foundations, walls, floors etc. were posted originally at CONCRETE SLAB CRACK EVALUATION - that's a good place to start crack analysis.

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On 2018-06-05 by (mod) - 17 year old horizontal cracks in a basement concrete foundation wall

 

If there is no measurable bulge in the foundation wall and no signs of water entry I would expect an inspector, upon hearing your report that the cracks I've been there for 17 years, do not be too excited about them.

Most likely this is a steel reinforced concrete foundation wall.

Steel reinforcement just of course adding some protection against bulging or movement.

The pattern looks like shrinkage cracks but the width of the crack is more significant than common in typical concrete shrinkage. (But possible).

On 2018-06-05 by Catherine

These cracks have been in my basement wall since I moved in 17 years ago. The home is a 1980 home. I have had no problem wirh them but about to sell the home so wanted an opinion. Thanks

On 2016-10-21 by (mod) -

Gwen

Qualifications for crack diagnosis are based on more than a specific license or degree and also require extensive field experience and training.

An experienced home inspector is expected to recognize various signs of structural movement and generally to distinguish between cosmetic cracks such as hairline shrinkage cracks and evidence of structural movement that may require further investigation and repair.

Some civil and structural engineers with experience in foundation design, diagnosis and repair, and some foundation repair companies offer additional expertise that may be needed.

You can submit photos for comment or posting by using the page top or bottom CONTACT link.

On 2016-10-19 by Gwendolyn A Young

I would like to know who is considered qualified to diagnose cracks inside a building as to whether it is a settlement crack or structural damage or structural crack?

I do have a photo of what I am talking about. Would love to post it so you can see exactly what I am talking about.

On 2016-03-31 by (mod) -

Marta: before I almost fainted with fear I realized you probably mean a 3-foot LONG crack not a 3-foot wide crack.

I would not normally leap to spend as much of your money as possible, but honestly, if I had a house on a bluff and saw foundation cracking I'd take that very seriously and I'd want expert help.

If a casual inspection shows that your condo is hundreds of feet from the edge of the bluff, more likely the problem is foundation settlement and the risk of your condo tossing itself over the bluff is rather low.

But if the condo is rather close to the bluff edge I'd be more concerned.

To hire a structural or civil engineer or maybe a soils expert such as a geotechnical engineer for this problem you want to have a conversation with that person to convince yourself that she (or he) is actually specifically experienced with foundation damage, settlement, construction on cliffs and bluffs, and the repair choices for those conditions.

If we're lucky you're looking at footing settlement from bad backfill, maybe aggravated by roof spillage by the foundation.

The cost for an engineering consult depends in part on where you live as prices vary. I'd figure a single consult on the Oregon coast is probably $500 to $1200.

Keep us posted, and use our page bottom CONTACT link to send me photos of the crack, the whole building side, and the site that shows distance to the bluff and perhaps we can comment further.

On 2016-03-31 by Marta

I am looking to buy a beach condo located on a bluff , I noticed a 3 foot crack extending from the foundation,a large window near the crack does not line up properly. Do I need to have a Geotechnical engineer inspect the condo.

How much does a inspection cost.? Is it serious issue?

On 2016-02-17 by (mod) -

Tammy

Please see the crack monitoring devices at

https://inspectapedia.com/structure/Foundation_Crack_Monitors.php

On 2016-02-16 by Tammy

What is the name of the ceramic/ribbon that goes over the crack to see if wall is still moving??

On 2015-07-22 by (mod) -

Linda,

I cannot know from just your brief text if the crack or foundation damage is significant or cosmetic. The crack size, location, history, and thus imputed cause are key in deciding if it is serious or cosmetic.

Use our CONTACT link to send me a photo of the crack plus added photos of the outdoor and indoor structure from a more distant view to give some context - for comment if you like.

On 2015-07-22 by Linda

Hello,
My house foundation has kind of U turn hairline I would. Is it serious issue.

On 2013-03-19 by (mod) - A home being "older" is not a diagnosis of the cause of cracks

Anon,

A home being "older" is not a diagnosis of the cause of cracks in the structure's foundation walls. If the adjuster meant that the damage pre-dated Hurricane Sandy they ought to say that clearly. Indeed often it's possible to find forensic evidence that shows that a crack or foundation damage is older than a specific event.

If you want to pursue the topic further you will probably need both a foundation engineer who has specific experience with residential foundation damage diagnosis, cause, aging, repair methods, and also possibly an independent insurance adjuster.

On 2013-03-19 by Anonymous - insurance co says cracks are from home being old

Hi,
After hurricane sandy, I had cracking and seperation in the foundation and the walls of the home. The insurrance company sent forensic adjusters, who said it was from the home being older, and not the 80 mile an hour winds, and provided a report.

They determined what was happening was thermo shrinkage, an the insurance company refused to pay any damages. How do I utilize if I want a second opinion and would like to appeal there decision?
Thank you - Jamie

On 2012-12-17 05:11:16.707960 by (mod) -

Chris, a foundation repair company equipped to do slab jacking can level the slab, though I don't know if it's cost justified.

On 2012-12-16 21:03:53.533577 by Chris

I have purchased. 25 yr old property which has a good garden shed. but the concrete floor is not level, and slopes down. As soon as you walk I'm, you notice it's not level.
I'm not sure what can be done

On 2012-11-09 22:41:25.404215 by (mod) -

Also keep in mind that even after above ground waters have receded, the soils remain saturated, and a basement can thus take on water.

On 2012-11-09 22:40:09.860875 by (mod) -

Cassondra,
Even with no rain, if a sump pump was stopped due to power loss, rising groundwater can enter a building.

On 2012-11-05 15:02:27.793159 by Cassondra Turner McArthur

During Hurricane Sandy, had power outage for over 16 hours. This home did not have back-up battery for the SUMP PUMP. By Tuesday afternoon, OCTOBER 30, 2012, there was 3 Feet of water in my basement. My son's futon was floating like a canoe!!

Everything flooded out; however, since the power was restored and it hasn't rained in 3 days. Why is there still a lot of water being pulled away from the house.

The SUMP PUMP over the weekend (NOT RAINING) was coming on EVERY 45 minutes pulling water AWAY from the house?

Did we have SOIL EROSION underneath the basement due to the flooding and now there is a POOL of water that keeps rising into the basement?

On 2012-11-05 by Cassondra Turner McArthur

On Saturday, November 3, 2012, the power outlet went out again and water seepage of about 1 inch came into the basement but IT WAS NOT RAINING!!!

On 2012-10-09 by Josh

I have a home with a horizontal crack running into a vertical expansion joint in a full height CIP concrete foundation wall. The crack is above grade on a walk out site. The crack is ~1/4" wide tapering to 0 and extends about 24" from the wide part at the joint.

The crack is about 4" below the top of the wall. The seal in the expansion joint is torn below the crack making it appear that there is vertical settlement of the end of this section of wall, but there is no vertical cracking. Thoughts?

On 2012-10-05 by (mod) - dry out of expansive clay can cause settlement

Randy,

We cannot pretend to diagnose a foundation movemen by email and with just a bt of information, but i can say from your note that the amount of movement is significant, that an onsite expert is needed, and that depending on the home's location, soill type, weather, rain, water or moisture conditions, indeed drying out of expansive clay soil, for example, can cause significant settlement.

On 2012-10-04 by Randy

During the drought this year, my neighbors porch pulled away from her house and the brick veneer between porch and the garage started leaning outward causing a 2 inch gap by the front door. The foundation appears to be cracked under the house where the veneer is.

Is this do to settling or could the drought have caused the ground to collapse below the foundation?

On 2012-10-02 by (mod) - 3/8 to 1/2" cracks throughout a foundation wall - are a structural concern;

Bob, 3/8 to 1/2" cracks throughout a foundation wall - are certainly a structural concern;

Add your other clues, it sounds serious. I am certainly sorry to read that your niece purchased a home that has a good chance of needing costly repairs without first having a competent home inspection to identify possible hazards and likely expenses.

If she had an inspector and he never commented on these conditions (presuming they were present at that time) then she didn't have a home inspection, she had something else - I can't say what.

Your "structural engineer" may have seen or understood something that you didn't report - I can't guess what that might be, except for wild speculation. It is a bit of a surprise to read of a 1/2" crack that is only 6 ft. long - typically enough movement to produce a 1/2" wide crack will produce a long one.

It sounds as if you need guidance from someone with foundation diagnosis and repair experience and expertise. If you want to send me the engineer's report I may be able to comment further. Use the CONTACT US link.

On 2012-10-02 by (mod) - If the crack is not continuous it may be a shrinkage crack; but does it vary in width?

Ken,

If the crack is not continuous it may be a shrinkage crack; However, cracks wider at foundation top and tapering to zero at foundation bottom argue for footing/foundation settlement; in sum, from just your note, I'm uncertain about the diagnosis.

If you can convince yourself that the crack dates from construction, was sealed over, and is not ongoing, the level of concern is of course much less.

And a 1/16" vertical crack in a reinforced concrete foundation wall in my OPINION is not likely to threaten an immediate catastrope.

Continuing my OPINION I would seal the crack and monitor for further movement. To be careful, inspect thoroughly to be sure this is the only cracking or movement clue. Keep us posted.

On 2012-10-02 by Ken Urkosky

I've just noticed a crack in my foundation wall. It's almost in the middle of a long wall of poured concrete.In spection outside (with some digging) showed it went down into the damp proofing coating but it almost looks like the crack happened and then the coating was applied (when new 10 years ago).

By measuring from a reference point I was able to quickly locate the crack behind insulation and vapour barrier on the inside. It starts at the top and goes very close to but not all the way to the bottom where it went from 1/16 IN smallest @ top to a hairline you couldn't get paper into near the bottom.

There's no sign of moisture, the crack meanders a bit from purely vertical and there's no cracks in the floor slab anywhere around the arear. I've marked up the wall with some refernec points to monitor and chalked the exterior crack down to the damp proofing for now while I see what's happening. The soil here is clay as well. DO you think I should panic or simply monitor.

On 2012-09-26 1 by Bob McAnarney - vertical crack in Kansas CIty home

My niece bought a home in Kansas City MO.,that has a full basement with mortared stone foundation walls.

The home appears about 65 years old. The north wall as viewed from inside the basement has 3/8 to 1/2 inch wide cracks radiating from the top northeast and north west corners of the basement foundation walls at a diagonal from the top of the wall down to the floor several feet from the wall. A vertical crack was noted in the actual wall corners also.

Numerous large cracks were noted in the concrete basement floor. One as big as 3/4 inch wide. A 1/2 inch wide horizontal crack about 6 feet long is in the north wall running between two holes that were bored through the wall to allow hvac ducting to a rear addition.

The main floor and ceiling above the main floor over the north wall slope from the middle of the home downward about 1 1/2 to 2 inches in 8 feet to the rear north wall. Cracks were noted in the finished walls above the basement around wall joints and windows. My brother heard an actual cracking noise occur the other day and called me for my opinion.

The old house was built very well in its day with solid wood floors, bridging/cross bracing of floor joists. It has a steel I beem running length wise down the ceiling of the basement supported by old steel lally posts.

The floors slope from that steel beam downward toward the top of the rear north stone basement wall.I told my brother to get a structural engineer. They had one come out today with 20 years experience that told them ---No structural concerns!!---

Wow, I couldn't believe it. I told my brother to make sure my niece keeps the report for when they sell the home because an inspector will see it differently.

Call me stupid or maybe I just don't know (or hear) what a structural concern is, but I am really confused by this. What do you think?

On 2012-01-10 by (mod) - expansive soil damage, settlement?

Brad your question is too important and requires too much expertise to offer a confident answer by website comment - you need an onsite expert to inspect, diagnose and advise. In general, leveling using pins or helical piers or jacks that reached to bedrock would be expected to be stable.

Your diagnostician will most likely look closely first at the work that was done for signs that it was successful - or not.

Another consideration that your gumbo soil raises is that expansive clay soils both expand when wet and shrink when dry.

So even if the house were leveled and there was no more downwards settlement anywhere, depending on soil location, makeup, etc., expanding soils could have pushed something "up" - a force against which the pin-jacks may have had little resistance.

If you see signs of ongoing movement I'd first call back the house leveling contractor to give him/her a chance to inspect, diagnose, and advise. Keep us posted, what you learn will help other readers.

On 2012-01-07 by Brad

We live in Texas, and have had an ongoing drought. A few years ago, our gameroom at the north end of home sand real low because of sewer leak.

Repaired sewer, and had gameroom raised by home leveler, who drilled down to bedrock and installed jacks.

A few years later, he leveled the home itself, and we've had nothing but trouble since.

The gameroom is about 3 inches lower than rest of home now, and I'm just wondering if this drought could have contributed to that. This soil is black gumbo, and I don't know if it swells or recedes during a drought. There are some cracks in the mortar, but no brick damage yet. Should I keep an eye on it, or call the leveler out again?

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Continue reading at FOUNDATION SHRINKAGE vs EXPANSION vs SETTLEMENT- topic home, or select a topic from the closely-related articles below, or see the complete ARTICLE INDEX.

Or see FOUNDATION SHRINKAGE vs EXPANSION vs SETTLEMENT FAQs-2 - more recent questions & answers about distinguishing among these types of foundation damage

Or see these

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For detailed information about foundation repair methods, including repairs to various kinds of cracks in concrete, see:

• FOUNDATION BULGE or LEAN MEASUREMENTS simple method for determining how much bulge or lean is present in a foundation or wall
• FOUNDATION CRACKS & DAMAGE GUIDE - home
• FOUNDATION CRACK DICTIONARY - home
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• FOUNDATION MOVEMENT ACTIVE vs. STATIC determine if the foundation movement is ongoing,
• FOUNDATION REPAIR METHODS catalog of Foundation Repair Methods - Examples of Typical Foundation Repairs for various types of foundation cracks, leaks, settlement, movement, or other failures
• POLYURETHANE FOAM INJECTION CRACK REPAIRS for details of the procedure for using polyurethane foam to seal foundation cracks.
• SEAL CONCRETE CRACKS, HOW TO

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