Not every crack means trouble. HUD's home inspection guide says many signs blamed on settlement actually come from normal moisture and temperature movement. Some signs are worth a closer look.
Basement walls
- A long horizontal crack in a block or brick wall
- A wall that leans or bulges inward
- Cracks that keep getting wider
Signs of settlement upstairs
- Floors that slope
- Doors and windows that stick
- Door and window frames that look warped
- Cracks in brick or block walls
Usually less serious
HUD says shrinkage cracks in block walls usually sit in the middle third of the wall and are rarely serious.
What you can do
- Keep downspouts working and sending water away from the walls
- Make sure the ground slopes away from the house
- Take dated photos and measurements of cracks and any bowing
- Get an estimate from a local company, and consider an independent structural engineer's report for a second view
Questions
How can I check if a floor slopes?
HUD suggests rolling a marble or other heavy round object across the floor to see which way and how much it slopes. A carpenter's level also works.
Do cracks get worse in winter?
They can. HUD says freezing of water-soaked soil next to a wall can cause horizontal cracking, and January lows here average 20°F.
Areas served around Kansas City
- Kansas City, MO and the Northland
- Independence
- Lee's Summit
- Blue Springs
- Raytown and Grandview
- Gladstone and Liberty
- Kansas City, KS
- Overland Park
- Olathe
- Lenexa
- Shawnee
- Prairie Village and Leawood