vertical Crack on concrete foundation--a big problem? (buying a house, buying) - City-Data Forum

house2010 · 11-01-2009, 04:51 PM

Hello, I am buying a house I like. but recently we found a vertical crack on the concrete. I did some research that this type of crack (not hairline) can go through all through the wall. The owner agreed to fix it. My question is how likely the crack become worse? Should we buy this house?
Any input will be appreciated.
Thank you.

cp1969 · 11-01-2009, 06:22 PM

You can't get advice on a problem like this from the internet. You need an unbiased opinion from someone who can look at it in person and knows what they're looking at.

Modron · 11-01-2009, 06:23 PM

Quote:

Originally Posted by house2010

Hello, I am buying a house I like. but recently we found a vertical crack on the concrete. I did some research that this type of crack (not hairline) can go through all through the wall. The owner agreed to fix it. My question is how likely the crack become worse? Should we buy this house?
Any input will be appreciated.
Thank you.

You might tell roughly where the house is. How old it is. Is this a basement wall? What kind of soil it's in. There are a lot of variables in cracks and repairing basements and foundations. If you're talking about a house in College Hill, cracks in basements aren't unusual and property values are worth buying there, especially if the seller is going to do quality repairs. On the other hand, if it's a newer home, within ten years, and the basement cracked within the first three years or so, you might be looking at more trouble ahead in a home that won't have the value of a College Hill home.

I's ask the seller to provide me with the name of the company that does the repair. And, have your own home inspector go in if you have any reservations about the property. The cost of the inspection is minimal compared to long-term expenses of repairs.

Also, I recommend you look online for information about the damage and recommended repairs. I've heard of some really amazing products for repairing basements.

TinaMcG · 11-02-2009, 06:50 AM

Quote:

Originally Posted by house2010

Hello, I am buying a house I like. but recently we found a vertical crack on the concrete. I did some research that this type of crack (not hairline) can go through all through the wall. The owner agreed to fix it. My question is how likely the crack become worse? Should we buy this house?
Any input will be appreciated.
Thank you.

Foundation problems can be very serious and very expensive. Call in a foundation expert to assess the problem and have them do a thorough inspection to look for potential problems. Very often, this type of crack must be repaired from the outside, and that entails a lof of excavation around the foundation -- in other words, a big big mess.

TinaMcG · 11-02-2009, 06:53 AM

By the way, we had our foundation inspected by Dry Basement Systems and found them to be very professional and a good company.

Okey Dokie · 11-02-2009, 09:08 AM

I would have more than one company take a look at it, or a structural engineer (who would have no interest in trying to sell you "his" repair). My sister in law had foundation problems, and every company told her something different as far as proposed repairs. All the way from re-grading the soil away from the house to digging down on the outside wall to the basement floor. Her problem was a bowed wall, not just a crack, but I'd definitely get more than one opinion.

I bought a house that was about 3 years old that had one crack in the basement wall (running diagonally from the window well). The owners fixed it and we never had any more problems for the 8 years we lived there.

AnywhereElse · 11-03-2009, 05:46 AM

Which part of Kansas will make a difference. Wetter or drier part for sure. Are the floors level in the house and what about the ground it is sitting on? We have lived in central KS and now in SE Kansas in older houses. All houses settle and if you experience drought followed by flood, expect things to move around and crack. What about the walls on the inside of the house? Probably covered with paneling? Paneling is usually used to cover us cracking walls and the ceiling tiles to cover cracking ceiling - if you have this situation coupled with a crack in the foundation....Just one crack? Look closely for others that may have been filled. We love old houses but they can be a pain in the butt and repairs can be expensive if they are possible. Of course, we are planning to move and looking again at the older houses - we just don't learn!

TinaMcG · 11-03-2009, 10:45 AM

Quote:

Originally Posted by Okey Dokie

I would have more than one company take a look at it, or a structural engineer (who would have no interest in trying to sell you "his" repair). My sister in law had foundation problems, and every company told her something different as far as proposed repairs. All the way from re-grading the soil away from the house to digging down on the outside wall to the basement floor. Her problem was a bowed wall, not just a crack, but I'd definitely get more than one opinion.

I bought a house that was about 3 years old that had one crack in the basement wall (running diagonally from the window well). The owners fixed it and we never had any more problems for the 8 years we lived there.

We had that same type of window well crack, a very common stress crack they tell me. We also had a small leak where the water service comes into the house, a problem we had at our old house in Chicago. So for a few hundred dollars, we got The Crack Team to fix both cracks and we got a lifetime guarantee for the job. But those are veryminor problems compared to a bowed wall or a large vertical crack like the OP describes. A srtructural engineer is a good idea and would definitely be worth the cost.

hydigger · 11-05-2009, 06:22 AM

Cracks in block walls are not just common, they are inevitable as the home settels the least little bit. A poured concreat wall is a bit different, it takes more to crack it. Depends, a crack means settling in the foundation, all homes settle over time. I would pay the 175$ for a home inspection and have them pay special attention to the crack. Concreat is pourus and does not stop water leakage crack or not. but it can be a faster way for water to come in before it drains. In kansas you have long piroids of dry than flash flooding. It is druing this high rain time that these things tend to show up.

KevK · 11-07-2009, 03:45 AM

You don't want to touch that in my view. Over time that crack will widen and then you will begin to notice cracks in your dry wall and doors that have wider gaps at one end vs the other. It may stop after it "settles" or it may continue little by little until the stress one day snaps a major component and all the sudden you hear a big crack and find your outside wall falling down as your home begins to collapse around you. Also it will put stress on your internal plumping and cause leaks at the pipe joints. You don't want that mess. Look elsewhere.