Cracks in the Foundation? Consult a Structural Engineer

It is normal to panic a little bit (or a little too much) when you spot cracks in the floor or walls. Are they harmless? Or could they be a sign of a more serious matter? Some might have it checked while others might just shrug it off and choose to ignore it until it causes a bigger problem. Ignoring cracks does not make them go away; they can be a warning of more serious groundwork problems.

But, it is important to acknowledge that the sooner you identify potential problems, the easier and less expensive it is to have them fixed.

If you ask the experts, the professional you need to consult is a structural engineer. Structural engineers specialize in assessing the integrity of the structure itself and potential problems and solutions.

When you see a crack it’s important to determine how far it goes and how deep it is so you know how to act on it accordingly.  Sometimes, these cracks are caused by problems with the overall structure which can be quite costly to fix. Many structural problems don’t have signs and go unnoticed without digging up the foundations and opening walls,  but  these cracks are usually the giveaway sign.

Cracks are ugly, suspicious things that aren’t always easy to fix, and even one that’s no more than a hairline could grow and create all kinds of difficulties.

But, when do these ‘harmless’ cracks become a threat?

Cracks in foundations can be caused by several different reasons: concrete shrinkage, settlement of the soil, and over-loaded foundations. Here are the two most common culprits:

The Soil’s Moisture Level

Experts say that most properties built on expansive soils will probably manifest defects on structure in the long run due to the constant expansion/contraction of the ground as moisture levels fluctuate. Structural damage is often caused by uncontrolled moisture. These defects can be hidden under ground and inside walls and can be undetectable for years until it can’t hold itself anymore.

Other factors such as improper drainage that allows runoff to drain toward the foundation can also contribute to the weakening of the soil on which your foundation is built. If water from runoff, sewer back-up, or misguided landscaping sprinklers, runs to the foundation, look carefully for structural damage.

Aside from that, unaddressed and chronic leaks in roof, siding, windows, doors, or plumbing can supply sufficient moisture to cause future structural problems as well. Contact between wood and concrete, or wood and earth, can provide enough moisture to rot wood. Untreated wood will wick moisture from these sources and can rot from the inside out. This is a common defect in deck and porch columns and supports.
The Earth’s continuous shift

Any structure move continually with the ground as the landscape shifts and the soil contracts and expands.

Shifting caused by foundation movement can result to some structural damage in your home that can be manifested by the subtlest signs, like a hair thin crack. A movement of the foundation will transfer to the levels above. Window frames and doorframes will shift more on the top level than below.

So how do you know if it’s time to shrug it off or call a structural engineer for it to be checked? If you already have spotted even one of the thinnest cracks that has not been there before, have it checked as soon as you can. A structural engineer can tell you if those things are something that is minor settling or if repair is needed. The Federal Housing Administration has also set guidelines on what is acceptable settlement and what is considered trouble; use that later to verify and be confident with how the inspection goes. After all, it is still better to be safe than sorry, right?

Addressing a problem (or a potential problem in this case) can nothing but be beneficial for you and the people living under your roof. If it is something not to worry about, then great! If it needs to be repaired or renovated, then it’s good to know; you might just have avoided a disaster waiting to happen.

An inspector is no substitute for someone who is actually licensed in a particular field, such as a licensed plumber, licensed electrician or an engineer. The cost of a structural engineer may seem high, but compared to almost any structural repair, the fee is cheap; since what we’re dealing with is your life and your family’s safety in the end.