Settlement Crack?

[Linda Chabot]

I am appraising a home for a refinance that was built in the 1940's. During my inspection, I noticed a hairline crack that extended along the entire width of the rear section of the home (I observed this crack on the subject's interior ceiling).

I am thinking that it is just a typical settlement crack. Do I need to get specific about this in my report? Would it suffice just to say that it appears to be a typical settlement crack? Should I recommend a structural inspection?

p.s. I noticed no signs of roof leakage on the subject's ceiling.

 

[xm72mhd]

There was time that this question had an answer that made sense, but now it is a real world example of the new form conundrum. If you don't know for sure you have to make an assumption. Whether you make the assumption that it is or that it isn't structural doesn't matter a whole lot cause it beats me whether it is or isn't a problem or if it is just ordinary. But, we can't make any assumptions according to the form. There was a movie called "Catch 22". We're living that movie.

Fannie's way is to check the inspection box with the extraordinary assumption that the crack doesn't affect value. Bet your client will like that. Let us know what you did.

 

[Barbara Decker-Spence]

Just attended an excellent class on residential construction. Edd is correct. However, most of the houses we see have some cracks. Discussed this with the instructor. He told me that cracks less than 1/8" and even from side to side are cosmetic (usually). if the crack is larger or not even side to side, it MAY be structural. He says to examine the areas around that crack, outside of the crack, etc - in other words, to follow the manner in which the house would be supported, think through what its source might be, etc to make decision about whether it is then structural. I'm not going to be doing that part - but will require inspections for all that meet his definition. Another poster in another thread explained this well when he said.

Barbara,.......I think we could all find "hairline" cracks in every fully-exposed and readily-observable concrete foundation we might ever walk in. The cracks that cause concern are the ones that you can insert your pen or pencil into, the ones that might be 1/4" wide, or those that have a stepped and offset separation with one side higher/lower than the other. The best one could do is take a picture of the biggest hairline crack they see while in that basement, and then decide later whether to place that picture in the report, or not. (At least you save it for the workfile). Those other cracks, the big ones, the ones that cause the "bump" under that throw rug that the owner has cleverly placed upon the concrete floor (before you got there)....they're the ones we need to comment on and say might be worthy of another person's professional opinion. Have you ever picked up the corner of a piece of throw-carpet, as far as it might be able to be lifted, and looked underneath ? Have you ever wondered why someone would hang a sheet or blanket or some piece of fabric-artwork next to a concrete wall in a basement where the majority of that "room" is un-finished ? I think you will find an abundance of peer support that hairline cracks in concrete foundations are a common part of normal curing of that material.

 

[Linda Chabot]

Ed and Barbara, thank you for very much for your imput

I just reviewed the photos I took at the inspection and I have given it some thought...

I didn't actually measure the width of the crack (in the future I will definitely do so), but after reviewing the photos, it appears that the cracks may be bigger than 1/8"...possible 1/4' or slightly more (I may have used the term "hairline" rather loosley!)...I think I am going to be extra careful in this case and either make my report "subject to" a professional structural inspection or at least be as specific as possible about my findings and then proceed with an "as is" appraisal...I don't know...I am still contemplating on exactly how I will proceed...

 

[xm39hnu]

Concrete which cracks is either improperly mixed, improperly cured, or doesn't have enough steel in it. Yes, we do see a lot of cracked concrete. It may have adequate remaining strength, and usually does.

I've had three professional concrete contractors tell me that "You can't pour a concrete slab without it cracking." BS. I poured a 16 x 20 shop apron 20 years ago. Hasn't cracked yet. But I spec'd the concrete for 3000 psi, and put enough steel in the surface and perimeter to prevent cracks. It's not the nature of the material to crack; it's the nature of contractors to cut corners that causes them.

What to do about Linda's problem? I'd think about checking the box and making the assumption. Sounds like you've got an addition with a foundation that's settling away from the house. Probably no biggie, but worth checking.

 

[Billy Johnson]

If the crack is on the ceiling, I'd doubt the material was concrete. Since the subject was built in 1940, I'd bet wood lathe and plaster. What I would have done was to feel it and see if it was loose. If it was solid it may have been a bad lathe job or bad patch.

 

[Terrel L. Shields]

A common flaw in Sheetrock that I see is butting it up too close, and/or not enough space left at the bottom, and it will crack along the seam between sheets. It is chronic in houses like that...popping up every few months and growing and growing. Also, vaulted ceilings..if the LR is vaulted the wall (which may be partly prefab truss) may crack due to shrinkage of the lumber..nails may try to back out. This is basically a cosmetic defect and not a structural problem.

Likewise sheet roof decking that is butted up close will tend to buckle making the roof wavy. There is a little metal spacer that good carpenters use.

 

[Jeff Horton]

I am a Home Inspector as well as an Appraiser and I don't assume a crack is not structural nor am I qualified (in most cases) to say what it is. State what you saw, call for inspection and let her go. Don't make guesses!!

 

[Ted Martin]

I'm more inclined to vote with Jeff. Regardless of it's width a crack in a concrete wall should be investigated. In virtually all case it is much cheaper to stabilize a wall before at the hairline stage than to wait for it get worse. Often times at the hairline stage the fix may be nothing more than correcting the drainage, or cleaning the gutters.

If your assessment is wrong and the engineer says it's nothing then the borrower in all likelihood will send less than 3% of the loan amount for peace of mind. Likewise your have met your fiduciary responsibility to your client the lender that the property should last the length of the loan and the borrower repayment ability will not be adversely impacted by a need to divert mortgage payments to avoidable repairs.

I don't think the issue for the appraiser is whether or not the structure is safe or sound, but what is the impact on value of the observed condition. If your observation of the subject takes place after three years of drought and the year after your effective appraisal date there is normal or higher perception and the crack leaks or widens to the point of finish damage (cracks, leaks or mold) the properties value will likely diminish whether or not the crack is any wider.

I personally think that residential building codes should be the strongest because houses are the longest lasting structures being built in the US at this point in time. That new tract house you looked at yesterday may well be there 500 years from now. In our central city we have a considerable number of 100+ year old homes. Some were upper end estate type homes for the elite, others were shotgun bungalows built for the lower working class. At this point in time both types are being renovated with their effective ages reset to near new and a likely continued use as a single family residence for another 100 or more years. Cracked, crumbling and damaged foundations probably are the number one cause of demolition rather than renewal. Keep in mind that all failed foundations started with hairline cracks.

 

[Linda Chabot]

Lots of good info here...thanks so much, everybody!