Cracks in old block foundation. Big deal? (1 Viewer)

[mrip541]

I’m considering purchasing an older townhouse. Main structure was built around 1905. There is a relatively small ground floor extension at the back which contains the kitchen. The extension foundation wall is made of old blocks, with several step cracks but no water seeping through. There is also a slight hairline crack visible on the outside of one corner. I brought along a foundation contractor who said this is essentially normal wear and tear for a building this old, isn’t really a big deal, but as a preventative measure he could dig out a trench and seal the wall from the outside for about $8k. I am worried that he us underplaying the severity, and that this could turn into a massive issue that compromises the value or safety of the building.

Pics below. In the first pic there is an easily visible crack, but it continues up and around the light block. There is also a crack to the left that you can’t really see. Is it normal to have a number of cracks in an old block foundation wall? Is this a deal breaker? Any ideas? I will probably end up paying an engineer to check it out.

http://imgur.com/Wlu0A1K http://imgur.com/ez2LZ85

 

[Godsbrother]

I'm not a structural engineer but I have heard that foundation cracks that are old and that you cannot slip in a quarter are not cause of concern

 

[El Floppo]

.

 

[mr roboto]

This is one of those threads where posters who actually know what they're talking about will be reticent to give any definitive answers, and the rest of us will be happy to boldly speculate. 

 

[avoiding injuries]

You've already had one structural engineer look at it and give his opinion. If you don't trust it, get another one. 

I think it's normal. 

 

[mrip541]

This is one of those threads where posters who actually know what they're talking about will be reticent to give any definitive answers, and the rest of us will be happy to boldly speculate. 

Fair enough!

 

[ChiefD]

Is that picture from inside a crawl space?

 

[Jayrod]

I work in the office of a commercial construction company, so take this with a grain of salt.

Small, hairline-type cracks are typical and not indicative of a major problem, unless there is a large number of them.

A large volume of them or something that shows a shift along the crack would be major issues.

Again, I'm not expert, I'm just surrounded by them.

 

[The Future Champs]

If the building is that old, and you have no signs of water penetration, I wouldn't worry about it.  If you do have water issues, then sealing the crack is only the first step to dealing with it.

 

[eoMMan]

A relative of mine just sold her house and it was close to 100 years old. When the inspection was done, a few cracks were found on the basement walls. An engineer came in and recommended braces and what not. I didn't see the final work done but it ended costing my relative about $6k to have it all done (initial estimate was something like $10k).

Personally, I wouldn't buy a house/townhouse with cracks. Why risk it?

 

[Bucky86]

I'm no expert on the subject, but I'd suggest renting steel wheel roller and driving it through the townhouse to test out the foundation. If the cracks worsen you'll know you have a problem.

 

[RokNRole]

Can't you patch them?

 

[Thunderlips]

220...221...whatever it takes. 

 

[Da Guru]

Our first home was a very old structure that had a few cracks like this. That looks like a clean crack that could have been there for decades. Hard to tell in the picture but it appears it is not disintegrating and that is key.  There are so many new products that fill cracks like this. 

I would not think this is a deal breaker but I have no scientific data to back it up.

 

[belljr]

FlexSeal will fix that right up

 

[Zegras11]

I will probably end up paying an engineer to check it out.

http://imgur.com/Wlu0A1K http://imgur.com/ez2LZ85

Have a structural enigineer check it out. Best money you can spend.

 

[Kafka]

As a mason contractor, general "rule of thumb" is that if you have a foundation crack that does not trace or "follow" the mortar joint(s), & instead cracks right through the existing "CMU-ConcreteMasonryUnit", then it will lead to significant problems.  Not always; just  consider this a caveat emptor.

 

[Kafka]

Have a structural enigineer check it out. Best money you can spend.

"Best"= Most.

 

[Zegras11]

"Best"= Most.

They aren't cheap, but this is not an area to mess around with.  My guy charges about $385.  Much better to know for sure now than a huge bill later.

 

[Kafka]

They aren't cheap, but this is not an area to mess around with.  My guy charges about $385.  Much better to know for sure now than a huge bill later.

I get that; just make sure you are totally comfortable with the firm; My experience (s) has been they have no problem holding up any project, as long as their ### & bank account are covered first & foremost; not yours.  Scruples are scraped for in that line of work...

 

[The Z Machine]

Kafka, you're a mason?

 

[mrip541]

Is that picture from inside a crawl space?

It's the back of the mechanicals room. That back portion of the room is raised and kind of forms a crawl space, so only the top half of the wall is visible (or the wall only goes to the top of the raised bit). Kinda hard to describe without a picture.

We're kind of in a tough spot in that for a few different reasons we believe the seller will rapidly move on to a different buyer if we hold up closing or ask for a big credit.

 

[tonydead]

From the limited view it doesn't look like a structural concern to me, especially if there isn't a water intrusion issue.

 

[UOFI_316]

I am a structural engineer.  You said the main structure was built in 1905, when was the addition built?  In both pictures it looks like the crack is only thru one single block.  Did the crack continue along the mortar joint and stair step up/down from there? In picture 2, you only see the top of the wall, the stress in that wall increases as you go down, so just seeing that one doesn't really help identify an issue.  IF, those cracks are only thru a single block, the two halves of the block are still inline (one side did not move inward), at the top of the wall, no apparent moisture intrusion, I would simply recommend they get epoxy injected to prevent any future water issues.   If the cracks continue thru several blocks, get wider, located at bottom of wall, have a lateral displacement... then you are looking at more of a structural repair to re-establish the capacity of the wall.

 

[jon_mx]

I see nothing there that completely demolishing and rebuilding could not fix.