Foundation Cracks Explained
How to tell the difference between typical concrete shrinkage cracks, cracks that should be monitored, and cracks that may need evaluation by a structural engineer.
Not every crack is a structural problem.
One of the first things many homebuyers notice is a crack in the foundation, slab, driveway, or walkway. The good news is that many concrete cracks are a normal part of curing, aging, and seasonal movement. The challenge is knowing which cracks are expected and which may indicate movement that deserves a closer look.
During a home inspection, we do not evaluate a crack in isolation. We consider the crack pattern, width, displacement, moisture, wall movement, floor slope, door and window operation, and other clues that may suggest whether the condition is cosmetic, something to monitor, or something that should be evaluated further.
Hairline Shrinkage Cracks
Hairline cracks are very common in concrete slabs, walkways, garage floors, and foundations. They often appear as concrete cures and dries. When they are narrow, even, and show no displacement, they are usually cosmetic rather than structural.
Settlement Cracks
Settlement cracks occur when one area moves differently than another. Small settlement cracks may be old and stable, but wider cracks, diagonal patterns, or cracks that continue to grow deserve more attention.