"Is This Normal?" Questions
The questions everyone asks first.
Do all houses have foundation cracks?
Pretty much, yes. Poured concrete foundations almost always develop shrinkage cracks during curing. Block foundations crack along mortar joints. Even stone foundations have gaps and cracks.
If you have a concrete foundation and zero cracks, either you haven't looked closely enough or your house is brand new. Cracks are normal. The question is whether they matter.
Why didn't the home inspector mention these?
Inspectors often note "typical shrinkage cracks" and move on because, well, they're typical. Most cracks don't warrant detailed discussion. If your inspector didn't sound alarmed, that's probably good news.
My inspector mentioned my cracks in passing. I didn't really hear him because I was thinking about the kitchen. Wish I'd listened more carefully.
Should I worry about hairline cracks?
Probably not. Hairline cracks, the ones so thin you can barely catch them with your fingernail, are almost always shrinkage cracks from when the concrete cured. They've been that way for years, often decades.
I have four hairline cracks I've been watching for years. None have changed. They're just there, being harmless.
What about cracks near windows?
Super common location. Windows create stress points in walls. Cracks often start at window corners and run vertically. This is normal shrinkage behavior, not structural failure.
My longest crack starts at a basement window. The engineer said it's textbook shrinkage. Nothing concerning.
"Should I Be Worried?" Questions
The real anxiety questions.
How do I know if a crack is serious?
Serious cracks are usually horizontal (indicating wall pressure), wide enough to fit a quarter, have one side offset from the other, or are actively getting worse. Most vertical hairline cracks are not serious.
The best test is time. Mark the ends, measure the width, check in six months. If nothing changed, it's probably fine.
Is my house going to fall down?
Almost certainly not. Foundation problems develop slowly over years or decades. Even Gary's bowing wall took two years to become critical. You have time to assess, monitor, and address issues properly.
The catastrophic failures you read about online are extremely rare and usually involve ignored problems for many years.
What's the worst-case scenario?
Worst case for most foundation issues is expensive repair, not unsafe home. Wall anchors, underpinning, or even wall replacement are all fixable. Expensive, yes. Dangerous, rarely.
My uncle paid $22,000 for underpinning he probably didn't need. That was his worst case. The house was never unsafe.
"What Should I Do?" Questions
The practical questions.
Should I call a contractor right away?
No. Unless you see active water flooding, obvious wall bowing, or dramatic recent changes, take time to observe first. Contractors have incentives to sell repairs. You need independent assessment first.
I called three contractors before an engineer. Should have called the engineer first.
How do I monitor cracks myself?
Pencil marks at the ends of each crack, dated. Measure width at the widest point with a crack gauge or by comparing to a coin. Photograph with a ruler for scale. Check monthly for the first year, then less often.
Total cost: maybe $15 for a crack gauge. The peace of mind from actual data is priceless.
When should I call an engineer?
If you see horizontal cracks, wall bowing, cracks growing over months, or you're just too anxious to wait and monitor. An engineer costs $300-500 and gives you definitive answers with no sales pressure.
Should I fix cracks before selling someday?
Depends. Sealed cracks look better and prevent water intrusion. But buyers will have their own inspection anyway. Cosmetic sealing is cheap and can be done anytime. Structural issues should be addressed and documented properly for disclosure.
"How Much?" Questions
The money questions.
How much do repairs typically cost?
Huge range. DIY crack sealing: $50-150. Professional waterproofing injection: $300-600 per crack. Carbon fiber straps: $150-300 per linear foot. Wall anchors: $400-600 per anchor. Underpinning: $1,000-3,000 per pier.
Most homeowners with typical cracks need $0-500 in repairs. Major structural work is much more, but also much less common.
Does homeowner's insurance cover this?
Usually not. Standard policies exclude foundation damage, settlement, and earth movement. Some policies cover damage from covered events like plumbing leaks. Check your specific policy, but don't count on it.
Is a structural engineer worth the cost?
Yes, almost always. $300-500 for honest assessment versus potentially thousands on unnecessary repairs. Even if the engineer says you need work, you'll know exactly what's required and can evaluate contractor quotes intelligently.
Best $350 I ever spent on this house.
"What About..." Questions
Specific scenarios.
What if the previous owner didn't disclose cracks?
Disclosure laws vary by state. Most require disclosing known material defects. But if cracks are typical and don't affect the home's value or safety, non-disclosure might be legally acceptable.
In practice, pursuing previous owners is difficult and expensive. Better to assess what you have and deal with it going forward.
What about cracks that appear after I move in?
New cracks in recently purchased homes sometimes result from changes in how the house is used. Different heating patterns, different landscaping watering, different everything. Or they were there and you just noticed.
Monitor them. If they grow, investigate. If they don't, they might have always been there.