Why a House Cracks: When to Be Concerned and What to Do

Wait… What’s that on the ceiling? Is that a crack? Is the ceiling about to cave in? What does it mean?

Cracks in the foundation, ceiling or walls are worrying. Sometimes they’re signs of trouble, while often they’re just cosmetic issues.

The simple ones are do-it-yourself projects. However, in certain cases you’ll need professionals to handle the repair: They’ll keep the problem from getting worse.

Faulty Foundation

Vertical foundation cracks that are narrow and shallow are often just indications that concrete is curing or the house is settling. These happen naturally. Though small cracks are typically not serious, check them every couple of months to see if they expand.

Even if cracks are not yet big enough to pose a structural concern, they can still be problematic: They can function as open doors for water or for pests such as termites.

How big is too big? It’s best to measure. If a vertical crack is wider than one-sixteenth to three-sixteenths of an inch, be concerned. A professional should check horizontal cracks of any size.

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Structural engineers can explain how to address wide, deep or long cracks. Fixing cracks sooner rather than later keeps damage from worsening.

If small cracks are not enlarging, you can repair them yourself using an epoxy injection system. After cleaning the area, cover the crack with mortar, leaving small holes. Then inject epoxy adhesive into the openings.

A foundation repair company will have to fix larger cracks that threaten the stability of the structure. These repairs could require drainage pipes, gravel and a sump pump. If the damage is already severe, experts may have to install supporting pillars next to the foundation. These pillars may be precast concrete columns, steel piers or spread footing.

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Ceiling Splits

Ceiling cracks can have several possible causes. Moisture might be seeping in, or upper levels could be too heavy. A damaged foundation can also be present. You’ll need to determine the root of the cracking, because the fix is different for each.

Excess moisture in the ceiling can come from leaking pipes, storm damage or high humidity. Mildew, drips and bulging drywall are additional signs. You must first isolate the source.

If you get water leaks only during rainy weather, examine the roof, gutters and caulking. For leaks unrelated to weather, look to your air conditioner or plumbing system. Correct any problems and then fix the ceiling. If you don’t get to the source, your repair work will eventually be ruined.

To handle a wet ceiling, first remove all the affected materials. Drain any pooling water. Let the area dry out and then install new drywall or plaster. Serious damage may need fresh insulation or replacement wood.

The easy fix for cracks caused by excess weight is removing or re-positioning heavy objects on the upper floor. If this doesn’t or can’t solve the problem, you’ll need to install additional supports for the ceiling.

Cracks caused by a damaged foundation are often larger than one-sixteenth of an inch. Parallel cracks, cracks adjacent to load bearing walls and cracks in the middle of the ceiling are also symptoms. Repair for these issues are significant and typically involve shoring up the foundation.

Wall Worries

Some cracks in walls are simply a result of time. Wood expands or contracts, but nearby plaster or plasterboard doesn’t, eventually creating cracks.

You can repair this easily by applying fiberglass mesh tape and covering it with joint compound. Some people use spackling. However, this fix is only temporary — the crack will reappear.

If a network of small cracks covers your wall, the paint is probably responsible. To fix these cracks, cover the wall with plasterboard or fiberglass mesh tape and joint compound before repainting.

An unstable foundation can cause wall cracks: These often appear above doorways or windows. You should also suspect foundation trouble if you see cracks where a wall and ceiling meet or if the cracks are wide or deep.

Repairing these cracks is complicated: Professionals must assess the integrity of the foundation, which may need reinforcement.

Decision Time

If you notice small cracks in your foundation, ceilings or walls, keep track of them to see if changes occur over time. Note their locations. Are they in areas that suggest foundation issues? Look for other evidence, such as dampness or mold.

In these cases, cracks are usually indications of a serious problem. The sooner the problem is handled, the less costly repairs will be.

If you’re not sure of the cause, the safest route is to get the cracks assessed by a professional such as a structural engineer or foundation company representative. Do-it-yourself projects may save money in the short term — but they could end up costing you a lot in the long run.

You might temporarily cover up trouble, but it won’t go away. Don’t put a Band-Aid on a broken bone.

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