Are these drywall cracks a sign of something serious?

[Miles Stanley]

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.

Thanks,

[Bill Hinshaw]

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.