Are these cracks in foundation cause for concern?

[StageLeft]

My guess is no or not really, but I am not sure.

House is two years old and under some existing warranty, so if these need addressing, it would be best to jump on it.

In the basement from the top to bottom of the wall:

hairline.jpg

In the basement near the ceiling 1-2 bricks from the top:

separation.jpg

There is the ocassional hairline fracture outside, too. The two in the above pics happen to be against the wall below the garage.


*EDIT*

Here are better pics.

Can see the crack goes through the blocks, not just the mortar:

hairline_better.jpg

Far shot of the separating blocks:

separation_far.jpg

Close up. I messed the angle a bit. If the shot was dead on you'd note that it's a tiny, tiny bit below 3/16" in separation, but it is more than 1/8". Below the bricks goes back about 4-6 inches of just empty space.

separation_close.jpg

 

[bctbct]

Not being there to see the whole picture I would not be too concerned about the hairline, but the second pic would be cause for concern.

I would contact your builder and see what he says. He will probably just want to retuck the block, not sure if thats the proper solution though.

 

[Vette73]

It is probable just settling of the foundation. Most builders have in their contract what they will fix and not. usually cracks have to be pretty bad before they will fix.
My wife had a house built and they looked at some cracks that caused the hardwood to open a little and because it was not large enough they just filled in teh wood with filler. I had to do more filling when we sold it.

But ask the builder. If they don't do anything just fill teh cracks in with a cement crack filler to keep water out.

 

[StageLeft]

I already have him coming to hopefully repair some cracked tile in the upstairs bathrooms (though he's not agreed to, yet). I will have him look at this and at the least take very detailed pictures and date them.

 

[rh71]

Is this a new build? I saw a report on new developments in CA that had ceilings and floors crack over time because it's "settling". The builder won't admit to a problem of course... but when multiple houses in the immediate area are having the same exact problem...

 

[CPA]

That's not your foundation. A crack in a wall could be just from the settling of your foundation.

 

[StageLeft]

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

Ah, the foundation then is the concrete slab on the ground, whcih I have yet to notice any cracks in (and it has fault lines or something--creases built into the concrete to crack along should it fail). So yes this is settling of the house in the concrete bricks, but still, regardless of the nomenclature...

Is this a new build? I saw a report on new developments in CA that had ceilings and floors crack over time because it's "settling". The builder won't admit to a problem of course... but when multiple houses in the immediate area are having the same exact problem...

House built in 05. Other houses in the area are having the same problem (cracking in the concrete bricks), though the problem we all have most is leaking through the bricks (not dripping, but below ground they sweat). Supposedly after a few years the ground will settle enough to slow/stop that, but some homes still have the issue.

 

[lokiju]

This happens a lot when builders go the cheap route and use "fill" dirt under the foundation which is not what it's meant for and as a result it settles much more than it should.

You can get a professional foundation company to come out and inspect for free sometimes but even if it cost you a few hundred bucks, it might be worth doing so while you're in your warranty period.

 

[bonkers325]

Originally posted by: Skoorb

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

Ah, the foundation then is the concrete slab on the ground, whcih I have yet to notice any cracks in (and it has fault lines or something--creases built into the concrete to crack along should it fail). So yes this is settling of the house in the concrete bricks, but still, regardless of the nomenclature...

Is this a new build? I saw a report on new developments in CA that had ceilings and floors crack over time because it's "settling". The builder won't admit to a problem of course... but when multiple houses in the immediate area are having the same exact problem...

House built in 05. Other houses in the area are having the same problem (cracking in the concrete bricks), though the problem we all have most is leaking through the bricks (not dripping, but below ground they sweat). Supposedly after a few years the ground will settle enough to slow/stop that, but some homes still have the issue.

your foundation mat shouldnt have a "fault line" because it is most likely poured in one go.

the problem might be settling and the water level in your area. because you mentioned leaking through the bricks, it sounds like the water level is rising above your foundation mat. that may be the cause of the cracking in your foundation and brick walls (never designed for uplifting pressures).

check the water level and soil profiles in your area. if you have a high water table or clay soils, those are probably the causes of your foundation issues.

 

[StageLeft]

Originally posted by: bonkers325

Originally posted by: Skoorb

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

Ah, the foundation then is the concrete slab on the ground, whcih I have yet to notice any cracks in (and it has fault lines or something--creases built into the concrete to crack along should it fail). So yes this is settling of the house in the concrete bricks, but still, regardless of the nomenclature...

Is this a new build? I saw a report on new developments in CA that had ceilings and floors crack over time because it's "settling". The builder won't admit to a problem of course... but when multiple houses in the immediate area are having the same exact problem...

House built in 05. Other houses in the area are having the same problem (cracking in the concrete bricks), though the problem we all have most is leaking through the bricks (not dripping, but below ground they sweat). Supposedly after a few years the ground will settle enough to slow/stop that, but some homes still have the issue.

your foundation mat shouldnt have a "fault line" because it is most likely poured in one go.

the problem might be settling and the water level in your area. because you mentioned leaking through the bricks, it sounds like the water level is rising above your foundation mat. that may be the cause of the cracking in your foundation and brick walls (never designed for uplifting pressures).

check the water level and soil profiles in your area. if you have a high water table or clay soils, those are probably the causes of your foundation issues.

Fault line may be the wrong word. The foundation is not a 100% flat slab; it has some lines somebody put from the supportive steel pillars to the edges, presumably so that if it cracks it will do so along these. I think it's normal, but I've not seen any cracking yet.

The soil is VERY clay-like.

The water level is below the foundation, as we have a walk out basement and flooding isn't the problem; the problem is that wetness after rain from the dirt that's against the foundation on the sides will seep in and sweat through the concrete blocks.

Some settling is certainly normal and I don't necessarily expect a settled house to be 100% crack free in the blocks, I just don't know what to expect.

The comment above about a free foundation check is good--I could use that info against the builder if I need to. Yeah, that's a great idea, in fact.

 

[HomeBrewerDude]

I'd get a foundation guy out to assess if those cracks are caused by uneven settling or by lateral pressure exerted on the wall (e.g., from water build up, expansion from freezing etc...).

 

[SampSon]

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

How do you figure that's not his foundation? He says his house has a walk-out basement.
So the foundation would be the concrete slab and the block foundation walls supporting the primary framed structure.

Skoorb I'd at least get a structural engineer to check out the foundation. It's not that expensive and you will have results as a licensed professional documented.

Sure you can get some cracking from settling, but that separation of the blocks is not healthy at all.

 

[MikeyIs4Dcats]

Skoorb,

take some pictures of the overall wall in Pic #2. As bctbct said, hairline cracks are common and usually not cause for concern, but I do have concern about the second pic. Something there is not right. I'll want pics of the whole wall (as much as you can get) and any openings (doors/windows) that may be adjacent to that gap.

 

[HeroOfPellinor]

Originally posted by: SampSon

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

How do you figure that's not his foundation? He says his house has a walk-out basement.
So the foundation would be the concrete slab and the block foundation walls supporting the primary framed structure.

Skoorb I'd at least get a structural engineer to check out the foundation. It's not that expensive and you will have results as a licensed professional documented.

Sure you can get some cracking from settling, but that separation of the blocks is not healthy at all.

Right. The concrete underground is the footer. The foundation can be brick like that, though here in Cali, houses with crawlspaces usually have concrete foundations.

Being brick like that, I'd almost expect some cracks at some point. That doesn't mean there might not be a bigger underlying cause.

The seperation is more disconcerting. It would be cause for concern to me.

 

[SampSon]

Originally posted by: HeroOfPellinor

Originally posted by: SampSon

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

How do you figure that's not his foundation? He says his house has a walk-out basement.
So the foundation would be the concrete slab and the block foundation walls supporting the primary framed structure.

Skoorb I'd at least get a structural engineer to check out the foundation. It's not that expensive and you will have results as a licensed professional documented.

Sure you can get some cracking from settling, but that separation of the blocks is not healthy at all.

Right. The concrete underground is the footer. The foundation can be brick like that, though here in Cali, houses with crawlspaces usually have concrete foundations.

Being brick like that, I'd almost expect some cracks at some point. That doesn't mean there might not be a bigger underlying cause.

The seperation is more disconcerting. It would be cause for concern to me.

Yea I know how foundations work.

Sure some cracks will come eventually, but not multiple cracks through the block and mortar, as well as separation. I'd expect that much deterioration to a foundation that is 30+ years old, not 2 years.

Could just be shoddy workmanship, like the vast majority of cookie-cutter garbage built in the south the past 10 years.

 

[skyking]

Originally posted by: SampSon

Originally posted by: HeroOfPellinor

Originally posted by: SampSon

Originally posted by: CPA
That's not your foundation. A crack in a wall could be just from the settling of your foundation.

How do you figure that's not his foundation? He says his house has a walk-out basement.
So the foundation would be the concrete slab and the block foundation walls supporting the primary framed structure.

Skoorb I'd at least get a structural engineer to check out the foundation. It's not that expensive and you will have results as a licensed professional documented.

Sure you can get some cracking from settling, but that separation of the blocks is not healthy at all.

Right. The concrete underground is the footer. The foundation can be brick like that, though here in Cali, houses with crawlspaces usually have concrete foundations.

Being brick like that, I'd almost expect some cracks at some point. That doesn't mean there might not be a bigger underlying cause.

The seperation is more disconcerting. It would be cause for concern to me.

Yea I know how foundations work.

Sure some cracks will come eventually, but not multiple cracks through the block and mortar, as well as separation. I'd expect that much deterioration to a foundation that is 30+ years old, not 2 years.

Could just be shoddy workmanship, like the vast majority of cookie-cutter garbage built in the south the past 10 years.

What are ya, some sort of home appraiser?

 

[StageLeft]

Originally posted by: MikeyIs4Dcats
Skoorb,

take some pictures of the overall wall in Pic #2. As bctbct said, hairline cracks are common and usually not cause for concern, but I do have concern about the second pic. Something there is not right. I'll want pics of the whole wall (as much as you can get) and any openings (doors/windows) that may be adjacent to that gap.

Thanks, I'll do it when I get home. I can say the crack separation is only about 4-5 bricks wide and then abruptly stops. It starts at a wall and just ends about 5 feet in.

We're going through our warranty materials now. Some neighbors have had issues, but apparently the warranty only addresses if a crack is over 1/8" or something (though I'm still looking into it). I am going to see about having a person come out if i need. Our builder is not very responsive (surprise, surprise), so I will not waste much time on the phone and quickly promote up to certified mailings and things if need be.

The separation crack, like I mentioned, is in the wall that the garage is over. WHen they built the house they framed up the foundation with the concrete blocks and then the garage is just a concrete slab on top of dirt, that dirt being the same stuff, I think, that was originally in the ground (so, clay); I believe they dug a pile of dirt, placed the house, then back filled with the same dirt where needed.

 

[Felisity]

Originally posted by: Skoorb
The soil is VERY clay-like.

I thought to myself, "wonder if this person is somewhere in Alabama"... then I checked your info and wasn't surprised to see you're in Birmingham. I grew up there. I would definitely get a foundation company out pronto. Family of mine had the same issues with new houses in the past and that is what they did before confronting their builders.

 

[StageLeft]

Originally posted by: Kaelyn

Originally posted by: Skoorb
The soil is VERY clay-like.

I thought to myself, "wonder if this person is somewhere in Alabama"... then I checked your info and wasn't surprised to see you're in Birmingham. I grew up there. I would definitely get a foundation company out pronto. Family of mine had the same issues with new houses in the past and that is what they did before confronting their builders.

Sorry--my info is old. I live in Western NY now, not Birmingham

I will see what I can find from foundation companies, but don't want to waste one's time on a free appraisal, if that is an option.

 

[Felisity]

Originally posted by: Skoorb

Originally posted by: Kaelyn

Originally posted by: Skoorb
The soil is VERY clay-like.

I thought to myself, "wonder if this person is somewhere in Alabama"... then I checked your info and wasn't surprised to see you're in Birmingham. I grew up there. I would definitely get a foundation company out pronto. Family of mine had the same issues with new houses in the past and that is what they did before confronting their builders.

Sorry--my info is old. I live in Western NY now, not Birmingham

I will see what I can find from foundation companies, but don't want to waste one's time on a free appraisal, if that is an option.

Ah so instead of your clay being red, it's brown/tan? hehe I live in MA now, and just bought my first home in June. So far no cracks in our basement *keeps fingers crossed*

 

[Squisher]

Have you had a dry spell up there in NY? Are there any trees in the area?

A lot of the time this kind of settling can be caused by the soil dehydrating.

 

[StageLeft]

Clay soil is dirt colored, so brownish, yep. Hard as all hell to dig, I might add.

I don't know if it's been unusually dry or not. Maybe a touch, but I didn't keep an eye on the crack to note its progression, unfortunately, so I don't know when it happened.

 

[MikeyIs4Dcats]

ok, the hairline crack isn't too troubling, although it is a bit unusual that it spilt the block instead of just folloing the joints.

and based on your new pictures, I'd say the larger crack is a simple case of settling. Since the top course of the block is the only thing that has seprated, my guess is that there is differential settlement. The wall only settled part way and in that area, the anchor bolts in the top course of the wall caused the top course to pop off. The far end of the wall must not have settled, so it held up the framing and caused the pop. at least thats my best guess based on the pictures.

probably no good way to fix this. If you tuckpoint the crack, it could cause problems later if the house settles again back into the original position. My advice is that unless you start seeing problems in the main floor (cracks, etc.) is not to do anything.

 

[StageLeft]

Thanks for the insight. Come to think of it, the separation blocks occurred around where I had some leakage last year before I sealed the garage, though that may be coincedence.

Are hairlines outside no problem, too? We have some, but certainly outside there are no big separation issues.

 

[MikeyIs4Dcats]

Originally posted by: Skoorb
Thanks for the insight. Come to think of it, the separation blocks occurred around where I had some leakage last year before I sealed the garage, though that may be coincedence.

Are hairlines outside no problem, too? We have some, but certainly outside there are no big separation issues.

not really, but you may want to caulk them for bugs.