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Linda Kratz, Home Buyer in San Antonio, TX

We had our foundation leveled and now there are cracks throughout the house in the foundation.

Asked by Linda Kratz, San Antonio, TX Mon Apr 28, 2008

How wide is an acceptable crack?

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The person we are dealing with that is saying everything is all right is a structural engineer. No he did not get a permit, but he is an inspector for the city. So, where do we go from here?
0 votes Thank Flag Link Wed May 7, 2008
Any time you have concrete leveled or anytime you pour concrete, expect it to crack. There are standards which you can find, by contacting a local structual engineer. Was this work done by permit? If so, contact your local building department. You can even ask for the inspector who signed off on the work. Prior to payment, make sure the final inspection was performed. Kent
0 votes Thank Flag Link Wed May 7, 2008
Sometimes after the work has been done the house will settle some just call your insurance carrier to see if they will pay for the cracks to be repaired
0 votes Thank Flag Link Wed May 7, 2008
It is a lifetime warranty. We have not paid him for the work yet. The house was a concrete foundation. They put it on 37 piers (8 being inside). He keeps telling us everything is fine and wants to be paid. We are very concerned about all the statements he has made.
0 votes Thank Flag Link Wed May 7, 2008
Do you have a warranty with the vendor? Is it a pier & beam or post tension slab? Do you know how many piers were used to level the house?
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0 votes Thank Flag Link Wed May 7, 2008
Sounds like you need to have that engineer come look at it asap. If the slab is cracking that's another story. I agree with you, I wouldn't put tile or flooring until a professional will tell you if that's normal
0 votes Thank Flag Link Wed May 7, 2008
We measured the garage which was cracked the most. Mind you, the cracks are not in the walls...they are in the foundation. There is over a 1" difference in the garage alone. The entire garage floor is cracking up. One of the cracks goes through to the kitchen and out the back. The foundation is probably 8" thick on the outside wall that is above ground and is cracked all the way through. This is not a hairline crack. We just need advice from someone to either reassure us that this is "normal" or whether we have some real concerns that need to be addressed before we get the plumbing fixed and put in new floors through out the house.
0 votes Thank Flag Link Wed May 7, 2008
Before the work was done, either the foundation repair company or the engineer that told them what to do should have explained to you that this was very likely going to happen. This is very normal because they had to jack the house up, put some piers in and now there will be cracks where there weren't before.

After the work was done, they would have done a plumbing test, and the engineer was to come back and check if the work was done according to his specifications.

It has been my experience that you will continue to see cracks, usually hairline, for the following 2 seasons until the house settles again in the new position.

You can fill the cracks and paint now but they will likely reappear within a few months, until the house settles for about 6 months.

I am not a structural engineer nor a home inspector so the advice here is simply practical.
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0 votes Thank Flag Link Mon Apr 28, 2008
The foundation repair was done last week by an engineer that is saying the cracks aren't a problem. But, one crack goes all the way through the house. It is about 1/8" wide right now and it has only been a week. The cracks weren't there prior to getting the foundation leveled. He also left about one foot of open air between the dirt and the foundation. I am looking to see what our options are at this point.
0 votes Thank Flag Link Mon Apr 28, 2008
Acceptable crack width? It does not matter how wide the width is, if you have movement it will keep continually moving till you have it repair. With the continual movement it can cause further damage. Contact recommend to have a structual engineer to review your problem cost you approx. $300 or more there will be electronic measurements, although you may not see cracks does not mean you have other issues other areas regarding your home. Good luck, water the foundation can help in securing the dirt closer to your home.
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0 votes Thank Flag Link Mon Apr 28, 2008
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