Foundation Cracks
By Tim Oglesby, Home Check
America
Cracks 101
"This house isn't going anywhere."
Or is it!
Serious structural problems in
houses are not very common, but when they occur they are expensive
to repair. Some can't be fixed at all. This report won't turn you
into an expert, but it will give you some of the common indicators.
Uneven Floors
Uneven floors are typical,
particularly in older homes. Here is a trick to help distinguish
between a typical home with character and a structural problem. If
the floor sags to the middle of the home, it's probably just a
charming old home. Houses are like people, they sag in the middle
when they get older. On the other hand, if the floor slopes towards
an outside wall, there is a good chance that the house has
significant structural problems. While no house is perfect, this is
one area where you should be very careful. Take a look at the house
from across the street. If the house appears to be leaning one way
or the other, there may be a structural problem. It may help to line
up a front corner of the house with the back corner of an adjacent
house just for reference. The corners should be parallel. Stepping
back from the house to take a look is always a good idea. It is easy
to miss something major by standing too close to it! If there is a
lean that is detectable by eye, don't take any chances, get it
checked out.
Horizontal Foundation Cracks are Bad.
It is not uncommon to find cracks
in the foundation, especially poured concrete foundations. This goes
for new houses as well as old ones. While there is a great deal of
engineering that goes into "reading" these cracks, there is one rule
that you should never forget. "Horizontal cracks are a problem." Of
course not all vertical cracks are acceptable, but they are
generally not as serious as a horizontal crack.
Leaning Walls
A leaning foundation wall is not
ideal, but may not be a significant defect if movement does not
appear to be recent. Home Check America inspectors use the 1/3 rule
for wall stability as pictured here.
Harmless Cracks
Poured concrete shrinks as it
cures. Shrinkage cracks in a new house are common and can be small
vertical cracks or small 45 degree cracks at the basement windows.
These cracks are about 1 /8 inch wide or less. They don't affect the
structure. The only concern is leakage. If you see small cracks in a
new foundation, don't panic. In fact, in a new home, some builders
will pre-crack the foundation and fill the crack with flexible
material.
Plaster or Drywall Cracks
Few things are more misunderstood
than plaster or drywall cracks on the inside of the house. See my
article on truss uplift.
Stress Cracks or Surface Cracks
The following crack types are not generally related to structural
movement: We call these "stress cracks" or "surface cracks".
Cracks Related to Structural Movement
The following cracks may be
related to structural movement:
-
large cracks (larger than 1
/4 inch in width) or cracks that have deflection (a lip, where
one side of the crack is beyond the other side of the crack).
-
cracks that run diagonally
across the wall, or in a stair step fashion.
-
cracks on the interior
finish that is in the same vicinity as cracks on the exterior of
the house.
Structural movement or structural
damage cracks can be repaired in a number of ways, such as; building
buttresses, pilasters, steel tie-backs, steel channel columns,
sister walls, etc. A good inspector can describe these methods to
you should the need arise.
About the Author
In 1984 Tim Oglesby unknowingly
bought a home with significant defects. In 1994 he began Home Check
America to assist new homeowners in NE Illinois. With a degree in
business and masters in management, Tim was trained as a home
inspector with Carson & Dunlop Engineering, was a general contractor
for eight years, and is a licensed home inspector and real estate
broker. He is a sought after public speaker and author on issues
important to property management and home inspections.
Contact:
www.homecheckamerica.com or call toll free
1-866-245-4663. Home Check America is responsible
for the content of its articles and has no
affiliation with the RE/MAX organization.
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GUIDE TO
McHenry County
This handy guide was developed by
to assist homeowners and potential home buyers in
finding shopping, restaurants, golf courses, hotels, services,
etc., in Northern McHenry County. Click the link below to
open the guide in a new window:
Shopping & Services Guide for McHenry County
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When to Start
Looking For a Home
Don't wait until you have the
money! Most buyers aren't aware of all the financing options
available to them that require little or no down payment. Ask your
"Buyers Agent" to recommend qualified & reputable lenders.
Check into your mortgage
options. You'll want to obtain a written "Pre-Approval" from a
mortgage lender indicating the amount you will be qualified to
borrow.
Where would you like to live?
Do you want to be in a certain school district? Need to be close to
major highway or train? Concentrate your beginning point there.
Think about your household
needs. How many bedrooms you need, floor plan or design, size of
garage, etc…
Are you renting? Allow
enough time so that when you are ready to move, you will be able to
go right into your new home. Your "Buyers Agent" can help you time
it just right!
Begin researching the market
before you intend to buy. Start 6-9 months early! Ask your
"Buyers Agent" to start sending you listings. Through the internet &
your e-mail you can receive automated "up to the minute" notice on
homes that fit your criteria and price range as soon as they become
available to the market. Through "Connect MLS" (A direct link to the
Multiple Listing Service of Illinois which services 1000's of
listings from all it's member offices)
Learn about disclosures and
contracts. Last but certainly not least, have your "Buyers
Agent" sit down and educate you on the many forms and documents you
will be asked to sign. It is a complex process that has many
potential pitfalls and glitches that demand the undivided attention
and involvement of a Real Estate Professional who has been trained
in the intricacies of negotiating and finalizing a transaction to
completion. For many people, buying a home is an extremely emotional
experience. Technology is a wonderful and powerful too, but that's
precisely what it is. It cannot and never will be able to offer the
assurance, guidance and friendship that are unique to the kind of
personal interaction which a "Buyers Agent" and their clients enjoy.
It's important to have someone to guide you through the process,
strongly negotiate on your behalf and ensure you're playing with the
market, not against it!
We work hard for you! |
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agent profile
Mary Opfer
Managing Broker, E-Pro, ABR, ASP Buyer & Seller Representation
Mary Opfer is the leader of The Mary Opfer Team
at REMAX Unlimited Northwest in Cary, Illinois. Dedicated
to providing service with quality, value and integrity to
all, Mary has been buying and selling homes and real estate
in the Village of Cary and the Cary Grove area since 1989,
and has closed in excess of 118 Million Dollars in career
sales …and counting. |
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