Foundation Cracks
Are foundation cracks normal?
Yes, some foundation cracks are completely normal. Concrete shrinks as it cures, and this shrinkage creates small cracks, typically vertical and hairline thin. These appear within the first 1-2 years after construction and then stabilize. Most concrete foundations have at least a few of these cracks, and they're not structurally significant.
When should I worry about a foundation crack?
Worry about foundation cracks when they're horizontal (indicating lateral pressure), wider than 1/4 inch, showing visible displacement between the two sides, or actively growing over time. Also be concerned if you see multiple cracks following a pattern, or if cracks appear alongside other symptoms like sticking doors, sloping floors, or gaps at ceiling lines.
What does a horizontal foundation crack mean?
A horizontal crack in a foundation wall indicates lateral pressure pushing against the wall, typically from water-saturated soil or frost. This is the most serious type of foundation crack because it means the wall is being pushed inward. Any horizontal crack warrants professional evaluation, regardless of width.
How much does it cost to fix a foundation crack?
Simple vertical crack repairs using epoxy injection cost $250-500 per crack. More serious issues vary widely: carbon fiber straps for bowing walls run $2,500-6,000, wall anchors cost $3,000-8,000, and pier installation for settling foundations ranges from $10,000-30,000 depending on how many piers are needed. Getting an engineer's assessment first helps you avoid paying for unnecessary repairs.
Can I sell my house with foundation cracks?
Yes, but you must disclose them. In most states, sellers are legally required to disclose known material defects, and foundation issues qualify. Buyers will likely request an engineering evaluation and may negotiate price reductions or repairs. Having documentation of any repairs you've made, especially with warranties, helps maintain buyer confidence.
Structural Engineers
When do I need a structural engineer vs a contractor?
Get an engineer first when you're dealing with horizontal foundation cracks, significant settlement, bowing walls, load-bearing wall modifications, or any time you're unsure what you're dealing with. Engineers provide unbiased assessments and written reports. Contractors have an incentive to sell repairs. Use the engineer's report to evaluate contractor proposals.
How much does a structural engineer cost?
Residential structural evaluations typically cost $300-600 for a single issue. Complex situations or multiple concerns may run higher. The engineer provides a written report with findings and recommendations. This cost is often recovered many times over by preventing unnecessary repairs or catching problems before they worsen.
How do I find a qualified structural engineer?
Look for a licensed Professional Engineer (PE) with structural focus and residential experience. Your state's professional licensing board has searchable databases. Ask your home inspector or real estate agent for referrals. Verify the engineer carries professional liability insurance and ask about their experience with residential foundation and framing issues specifically.
Roof and Framing
What does a sagging roof mean?
A sagging roof line indicates the structural framing (rafters, trusses, or ridge board) has deflected under load. Causes include undersized framing, damaged or cut framing members, excessive shingle layers adding weight, or long-term water damage weakening the wood. Sagging requires professional evaluation because the cause determines the repair approach.
How can I tell if a wall is load-bearing?
Check if the wall runs perpendicular to floor joists (more likely load-bearing) or parallel (less likely). Look at what's directly below the wall in the basement. If there's a beam, foundation wall, or posts below, the wall above is probably load-bearing. Walls that stack vertically through multiple floors are typically structural. When in doubt, assume load-bearing and verify before removing.
Is it safe to remove a load-bearing wall?
Yes, but only with proper engineering and construction. Removing a load-bearing wall requires installing a beam to carry the loads the wall previously carried, plus posts at beam ends and adequate support below those posts. You'll need permits, engineered drawings, and inspections. Never remove a wall without confirming whether it's load-bearing, and never skip the engineering for walls that are.
Can I modify roof trusses?
Do not modify roof trusses without engineering approval. Trusses are engineered as complete systems where every member plays a role. Cutting or removing any piece can cause the entire truss to fail. If you need to modify truss spaces (for storage, HVAC, etc.), have a structural engineer design the modification and reinforce accordingly.
General Questions
What's the difference between settling and foundation failure?
Settling is normal and stops. Foundation failure is progressive and continues. Settling typically happens in the first 2-3 years after construction, creates minor cracks, and stabilizes. Foundation failure involves cracks that keep growing, walls that bow or shift, and symptoms like sticking doors and sloping floors that appear or worsen over time. If problems are getting worse, it's not just settling.
Should I buy a house with structural issues?
It depends on the severity and repair costs. Minor issues like hairline cracks and stable settling are common and not deal-breakers. Serious issues like bowing walls, significant settlement, or major framing damage may cost tens of thousands to repair. Get an engineer's evaluation and repair estimates before deciding. Factor repair costs into your offer price, and consider whether you have the budget and tolerance for structural work.
How do I document structural problems?
Take dated photos with a ruler or tape measure for scale. Mark crack ends with pencil and date them. Measure crack widths at specific points and record measurements. Create a simple log of observations over time. This documentation helps professionals assess whether problems are stable or active, and provides evidence for insurance or real estate purposes.
Will my homeowner's insurance cover structural repairs?
Usually not. Standard homeowner's insurance covers sudden damage (like a tree falling on your house) but not gradual deterioration (like settlement or water infiltration). Foundation cracks, bowing walls, and similar issues are typically considered maintenance problems, not insurable events. Check your policy, but don't count on coverage for most structural repairs.