Realtor · Schertz, TX · Member since 2015 · 226 posts · 53 votes
Hello BP,
I walked through a property the other day and i noticed these types of cracks in the drywall. The structure was built in 1985, condition of foundation is unknown. In your expert opinion, do these photos indicate foundation issues or is this just drywall shifting due to framing settlement, etc? You can tell where the owner tried to fix some from before...some repairs held and others did not.
Not an expert. Those cracks are typical of a shifting foundation here in North Texas. It isn't a great problem to have, but pretty typical for distressed houses in my area. Is the house built on a slab or pier and beam? Pier and beam is cheaper to fix. Are there any obvious drainage issues with the house?
Are there cracks in the exterior, along the mortar lines? The drywall cracks you are showing aren't terribly surprising for a house in Texas and may not be indicating an expensive repair job is necessary. Exterior cracks are usually a better indicator that foundation repairs are needed.
I would recommend an independent engineering inspection if you plan to proceed with the house. They will give you a detailed plan to show you where the house isn't level and where piers need to be added if necessary. With that info you can begin getting quotes from foundation companies. There can be significant variation in pricing from foundation companies. You might check around with local investors to see who they are using.
Pretty sure its drywall, not certain though. Since it was built in 1984-1985, wasn't drywall pretty much the norm at that point? Can't drywall be textured too?
My understanding is that if its plaster back there that the cracks like this could mean some serious movement has taken place since its more rigid than drywall and more brittle.
Those cracks wouldn't scare me at all in a house built 30 years ago. In my area that's not uncommon at all to have some cracks near windows and doors, but we see a lot more freezing and thawing here. If that's all it's moved though I would be comfortable that it's not going to move much more over the next few years, unless you saw something else that would lead you to believe there is a bigger issue.
Not an expert. Those cracks are typical of a shifting foundation here in North Texas. It isn't a great problem to have, but pretty typical for distressed houses in my area. Is the house built on a slab or pier and beam? Pier and beam is cheaper to fix. Are there any obvious drainage issues with the house?
Are there cracks in the exterior, along the mortar lines? The drywall cracks you are showing aren't terribly surprising for a house in Texas and may not be indicating an expensive repair job is necessary. Exterior cracks are usually a better indicator that foundation repairs are needed.
I would recommend an independent engineering inspection if you plan to proceed with the house. They will give you a detailed plan to show you where the house isn't level and where piers need to be added if necessary. With that info you can begin getting quotes from foundation companies. There can be significant variation in pricing from foundation companies. You might check around with local investors to see who they are using.
@Miles Stanley, I see cracks similar to those on a regular basis. The one in the ceiling looks a little more pronounced than some, but that type of movement is very common here, particularly in houses built in the 90s and before. It probably wouldn't hurt to have a foundation guy come out and take a look, but I'd also recommend checking their licensing, etc., or at least getting good references. Foundation companies vary in quality just like everyone else. Shoot me a PM if I can help with anything.
You really need more than a few pictures to really know for sure, but my first glance makes me think foundation. But even if it is, so what? Generally you can get that repaired for under $10,000. If I were you, I'd have a foundation repair company give you a quote during the option period and then ask for that amount off of the asking price, or even a couple bucks more to account for the hassle and patching cost. I used to be afraid of foundation issues too, but seeing as just about every house in my market has this problem, I was forced to deal with it and found it to not be as difficult as people make it out to be.