Top to bottom exterior crack - Problem?

Question

I looked at a house yesterday that has an exterior crack in the stucco from the top of the house down to the foundation. It's on the exterior side of the house and begins in the middle of the house where the roof peaks. It extends down into a attic vent and then goes off to the side a bit, down to a kitchen window, around the window and then on down to the ground. The house is 66 years old. Is this a major concern or just a little settling and a stucco crack that shouldn't be a concern? Here is a link to picture of it: [URL=http://s1145.photobucket.com/user/adda2ude/media/REI/IMAG1131.jpg.html][/URL]

J Scott · Answer

Without more investigation, nobody is going to be able to tell you if this is a symptom of a serious problem, or if it's routine settling that is presenting a purely cosmetic issue.

While you can take the safe approach and run away (like some others are suggesting), keep in mind that by doing so, you're giving other investors (like me :) an opportunity to swoop in and grab a great deal because we're willing to spend a couple hundred bucks on an engineer and then potentially negotiate the price down far below market value, even if the underlying issue isn't severe.

If spending a little time and money is something you're willing to do in order to potentially get a great deal, then I'd recommend finding a good structural engineer and having him visit the property and make an assessment.  If you're looking for something turn-key that doesn't require additional cost/effort, this probably isn't the property for you.

Account Closed · Answer

That looks like my house, minus the crack.  Same stucco color, same trim color, same attic vent.

To me, it looks like that crack appeared or got bigger since the last paint job.  IMO, that's not a good sign.  While fixing the crack's appearance is easy, I'd sure want to know where the shifting happened or if it's still happening.  I'd get some foundation or engineering opinions before I went forward on that one.  I'd also negotiate a screaming deal with the seller based on the "foundation issues".

Rob K. · Answer

My experience has been that vertical cracks are a sign of stress whereas horizontal cracks are a sign of structural problems. We don't have stucco in my area, but basement cracks are common as well as cracks in bricks that make a zig zag pattern to the ground.

I'm not sure how hard stucco is to patch, but for the right price, this wouldn't scare me too bad. It will scare others, which is why you should be able to get the price down.

Again, I'm not familiar with stucco, so you should seek out someone who has experience with it.

Cathy Svercl · Answer

settling usually occurs in the first year after construction.  so we're past that.  settling also occurs after ground movement - earthquake, sinkhole, etc.  you might ask around to see if you can wholesale it to a rehab investor specializing in "scary" rehabs.  i don't like the looks of it.  to be sure, you would need a local architect or engineer's consult.  (p.s. i'm a licensed architect in FL)

Tom Goans · Answer

Grant S.,

Depending upon how much time and money you want to invest, and how much experience you have, you may want to consider seeking other opportunities.

My experience, cracks can be evidence of a structural problem. Or, the crack reveals poorly applied stucco. Either way, time will be spent. Time is money and time away from making money or your favorite hobby.

Just a thought.

Top to bottom exterior crack - Problem?

Most Popular Reply