07:24PM | 12/04/04
Member Since: 12/03/04
3 lifetime posts
The house we live in was built in the mid 1960's and has a poured foundation. We moved into it fours years ago and it has never had cracks in the basement wall. About a year ago I noticed a crack develop near one corner of our basement. It starts at the top of the wall about three feet from a corner, it runs 1/3 of the way down diagonally to the nearest corner, runs across the corner and moves across and up on the other wall. It is about the same size on this wall as well and moves up to the top. It's almost picture perfect to the wall which it started on. The crack has opened to 1/16" on the wall which it started on. We have never had moisture in this basement. The side where the crack started is bordered by our garage, and the other side is bordered by our concrete porch which has a poured foundation as well. The crack is visible on the garage side. We had a house inspector look over this property before buying and he told me that "a poured basement will crack but never move because of the rebar." Is this true? Should we be concerned at this point, or should we have an expert look at this before it gets worst? Thanks!!!


01:44PM | 12/05/04
Member Since: 11/06/02
1284 lifetime posts
A house this old with no previous signs of cracking, Hmmm...

I have to think something has changed in or around the house. For instance, over the last couple of years in Colorado, they had the worst drought in generations folowed by a year now of atrocious rains and snows. TYhat means the clay soils did a lot of moving around. Anything like that - or additions etc to you house going one?

Not all concrete was poured with rebar in ti, even tho it should be there

Excellence is its own reward!


02:45PM | 12/05/04
Member Since: 12/03/04
3 lifetime posts
The garage was changed to a double car garage seven years ago, which is three years prior to us buying the property. The crack appeared six years after the addition. There is rebar in the wall. The wall hasn't bowed in at all. If anything, there area with the crack has shifted up a little bit. There is an additional crack which a failed to mention near the original wall crack. It runs down a rebar the whole length of the wall.




05:06AM | 12/07/04
Member Since: 03/05/04
26 lifetime posts
to start with...your wall/cracks probably arent leaking because the garage and porch are on the outside of where your cracks are on the inside and Diverts/keeps alot of the rain water away and from getting to,or wicking towards the cracks which are underground.When it rains the soil you have against your walls will hold water--moisture and will expand,and when it hasnt been raining it can contract which is why some walls in some areas crack. Also....any roots from trees and large bushes can crack walls and i`m talking about even a neighbors tree which may be 30' away from wall.Another possibilty is any kind of movement,work being done in the neighborhood where heavy equipment was used like having the street resuraced,other homes being built or a new driveway put in.Sometimes, even many years later,settling can still occur from how water runs underground through city pipes,certain water-diverting treanches which may have been put in years ago to try `n keep some surface water away from the house.They can get clogged or collapse underground after so many years. Sounds to me though thats it is also quite possible the footing for the porch and--or the garage and/or rat-wall for garage may have something to do with cracks.They may have slightly moved just enough to crack wall. Again...prolly gonna be either footing for porch--garage or garage`s rat-wall,Roots from trees,or some kinda work was recently done in neighborhood.


05:44AM | 12/07/04
Member Since: 12/03/04
3 lifetime posts
I think you are correct. As I look at the everything more closely it looks like maybe the corner where the garage and porch meet with the basement has moved (settled) a bit. The ground here is starting to freeze, so maybe that would have something to do with the extra movement right now? What would be my options on something like this? We are talking about five total feet of the basement wall that is affected, if that. We are looking to move and sell the property in one to two years. I look on the internet and phone book and there are so many options on foundation repair now as compared to ten years ago.



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