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It is the nature of many construction materials to crack as they expand and contract, particularly with exposure to moisture as they get wet and dry out, and as they age. The more common of these materials include concrete, asphalt, stucco, brick, mortar, concrete block, plaster, sheetrock and drywall (also known as Gypsum™), and stone.
It is highly likely that your home, even if brand new, has what are considered common cracks in common areas, such as exterior walls, interior walls at corners of doors and windows, ceilings (usually in the middle), foundations (also usually in the middle of each foundation wall), garage floor, patios and porches, walkways, decks and balconies, retaining walls, and solid fences. It is virtually impossible for a home inspector to determine whether cracks are caused by structural failure or by some other cause, or, if caused by structural failure, whether the cause is active and ongoing. TYPICALLY, cracks in patios and porches, driveways, walkways, fences, and planters are not of a major concern to the structural integrity of the building. However, continued cracking could result in failure in those structures and, depending on the proximity to the house, damage to the structure. The closer other damaged structures are to the house, the more attention needs to be paid to those structures, their cracks, and the causes of those cracks. |
We use common definitions when documenting cracks:
Common cracks are typically, but not always, defined as hairline cracks less than one-eighth inch wide or less than twelve inches in length. Almost by definition, concrete and stucco will crack, simply because the material shrinks and cracks as it dries, cures, and ages. Common cracks in concrete and stucco are also called shrinkage cracks. Common cracks can appear at any time in the life of a structure, typically at door and window corners where they typically are of least concern. However, they need to be monitored regularly to determine if they are expanding or lengthening, at which point other problems might be present. But you probably won’t know until many months or years have passed since we tend not to notice incremental changes. Major cracks are typically, but not always, defined as more than one-eighth inch wide, more than twelve inches in length, excessive in number, unusual (stair-step, V-shaped, straight horizontal, or straight vertical), or in unusual locations (such as middle of a wall with no doors or windows nearby). If major cracks are present or appear, Client should seek additional evaluation from a qualified civil engineer specializing in foundations and structures. Some major cracks occur simply due to neglect and lack of knowledge about how to take care of common cracks. In other words, a common crack can very easily become a major crack if it is ignored. |
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