Foundation cracks. Get a second opinion. Desert Sun Home inspections.

By
Home Inspector with Desert Sun Home, commercial Inspections 10072923

Foundation cracks. Get a second opinion. Desert Sun Home inspections.

There are times when inspecting a home that even us well informed inspectors need a second opinion about an issue.

This home has cracks in the foundation. But not only in the perimeter of the foundation but throughout the entire slab.This is a Monolith slab. Very common in this area. Having a basement or crawl space in homes around here is very uncommon but there are a few of them. In this case There are just too many cracks to not mention this in the report.

Let's get started with the apron to the garage. Although not a actual part of the foundation system, the apron is cracked and not a small crack either.

Garage apron cracked.

This is not uncommon in this part of the country. New Mexico has about 500 earth quakes a year.

But , the cracks continue into and throughout the homes monolith slab.This is what the garage floor looks like.

Gargage floor cracks.That is a lot of cracking going on.

These cracks in the slab inside the home were everyhere. Here we see them in the Master bath.

Bath floor cracks.

In the report I reported that the slab was cracked throughout the home. And if the buyer wanted to consult with a engineer then this may be the best course of action for the buyer.

There are some times a need for that second opinion from an expert in a specific field.

 

Posted by

 

Clint  McKie

Owner of Desert Sun Home Inspections Carlsbad, New Mexico. Eddy County's only certified home inspection service WITH OVER 30 YEARS EXPERIENCE. Serving all of South East New Mexico. We inspect the homes entire structure from the roof to the foundation, and everything in between. Most reports within 4-24 hours from time of inspection completion. We issue a PDF report with pictures Starting at $250.00 for each home inspection. Why settle for less when you can have the best?

Also included is a Appliance recallcheck and a 90 day warranty with all full home inspections.

When it comes to Quality home inspections. Simply put, we are the best.

1-575-706-5586   www.carlsbad-home-inspector.com Call me for the latest specials.

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Rainmaker
1,173,867
Adrian Willanger
206 909-7536 AdrianWillanger-broker.com - Seattle, WA
Profit from my two decades of experience

Clint-a second opinion is a very idea when not sure the severity of the problem. It's best to find out what you're dealing with.

 

Best-Adrian 

Jan 25, 2014 03:55 AM #9
Rainmaker
1,755,110
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Why is it so common, outside of the earthquakes?  Poorly founded?  Not thick enough?

I once had a 40' crack in a basement slab (slabs are about 5" thick), and dead straight.  I called an engineer friend and he said monolithic slabs will crack where they want to crack.  Sometimes builders break them up with intermediate cracks, like on sidewalks, to encourage cracking there.

Jan 25, 2014 05:23 AM #10
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Conrad,

They may or may not be. This is why there needs to be a second opinion. Monolith slabs tend to crack. But this is a whole lot more than normal.

Have a great day inside in Webster my friend.

Best, Clint McKie

Jan 25, 2014 09:24 PM #11
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi James,

I bet if you checked into it, you get more quakes than you think. Most are not noticed because they are under 2.5 or less. But they still happen.

Have a great day in Rogers.

Best, Clint McKie

Jan 25, 2014 09:26 PM #12
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hello Anita,

True, The buyer still had concerns. I told her a engineer is an option to give her the peace of mind she is looking for.

Have a good day in Warner Robins.

Best, Clint McKie

Jan 25, 2014 09:27 PM #13
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Wayne,

Getting a second opinion is something we do from time to time. Usually when there is an issue that is plain to see and would need to be taken care of by a specialist in the field.

Have a good day in Fort Myers my friend.

Best, Clint McKie

Jan 25, 2014 09:29 PM #14
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Mr. Bond,

Yep. That's the plan. Better safe than sorry. Don't want the home to shift later and or not be aware of the possibility.

Have a warmer day inside in Ohio my friend.

Best, Clint McKie

Jan 25, 2014 09:32 PM #15
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Dorie,

Exactly. Looking out for the buyer in this inspection. And every Inspection.

Have a great day in Canyon Creek.

Best, Clint McKie

Jan 25, 2014 09:33 PM #16
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hello Tom,

These cracks are all through the homes slab. Even in places they should not be. Engineer? Yes it would help with the second opinion.

Have a good day in Placerville.

Best, Clint McKie

Jan 25, 2014 09:35 PM #17
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Michael,

Yes too many cracks can lead to the foundation shifting in the future. They do not leak at the time when i was there. The actual water table is at around 150 feet. But the cracks are an open door for pests like termites to get in.

Have a good day and thanks for the comment and questions.

Best, Clint McKie

Jan 25, 2014 09:38 PM #18
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Adrian,

Just like the say "Electrical is in shambles" time to get a second opinion as to the severity of the issue.

Have a very good Sunday in the Seattle area.

Best, Clint McKie

Jan 25, 2014 09:39 PM #19
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Jay,

Here the foundation footer has to be to a depth of only 24". I think this is a major issue. This needs to be changed to at least 36" or more to better protect against any heaving that may occur. Yes it doe's get that cold here too. In Michigan it is a depth of 42" or more depending on the Zone you are building in.

Have a good day in Bristow my friend.

Best, Clint McKie

Jan 25, 2014 09:43 PM #20
Rainmaker
3,954,205
Gita Bantwal
RE/MAX Centre Realtors - Warwick, PA
REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel

Thank you for the post. I always  learn a lot from your blog.

Jan 25, 2014 10:49 PM #21
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Gita,

Better safe than sorry. Always et a second opinion when in doubt.

Have a good day in Bucks County.

Best, Clint McKie

Jan 25, 2014 11:36 PM #22
Rainmaker
1,711,097
Ginny Gorman
RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate - North Kingstown, RI
Homes for Sale in North Kingstown RI and beyond

A wise response from a good home inspector, Clint...second opinions are worth their weight in gold!

Jan 25, 2014 11:37 PM #23
Rainmaker
3,481,654
Joan Cox
Metro Brokers - House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Clint, great post, and seeing cracks throughout does mandate a phone call to a structural engineer to be sure the home is sound.

Jan 25, 2014 11:57 PM #24
Rainmaker
1,727,747
Rob Thomas
Prestige Homes of The Tri Cities, Inc. CALL....423-341-6954 - Bristol, TN
Bristol TN-VA & Tri Cities Agent, ABR, GRI, e-Pro

Clint ...it never hurts to have a second opinion!

Great post and full of great info as always!

Have a safe day in Carlsbad!

Jan 26, 2014 03:29 AM #25
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Ginny,

I most cases around here the seller pays for the engineer. The buyer should not pay.

Have a good day in North Kingstown.

Best, Clint McKie

Jan 26, 2014 07:24 PM #26
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Joan,

The home is sound. It's the foundation that has us worried.

Have a good day in Denver.

Best, Clint McKie

Jan 26, 2014 07:25 PM #27
Rainmaker
694,247
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi Rob,

If you see this in a home you want to sell, then you may want to get a second opinion up front. This saves a lot of time and effort.

Have a nice week ahead in Bristol my friend.

Best, Clint McKie

Jan 26, 2014 07:27 PM #28
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