Do I Have to Repair My Cracked Foundation?

LESLIE: Don in Texas is calling in with a foundation issue. Tell us what’s going on.

DON: Well, I’ve got a cracked foundation. It’s been cracked for several years; in fact, about 12 years. And it doesn’t seem to be going anywhere but I’m wanting to know what’s going to be happening. Is it the wrong thing to do to not fix it or – it doesn’t seem to be going any worse.

TOM: Yeah. Well, listen, if you’ve got a cracked foundation and it seems to be relatively stable, I’d leave it alone. If you have issues with moisture getting through it or anything of that nature, you can always caulk the crack.

But if it’s stable and it’s not moving, then I think you’re OK, Don.

DON: OK. I’ve got post-tension instead of rebar.

TOM: OK.

DON: And I figure maybe some cables let go and maybe some are holding it. (chuckles)

TOM: Well, I mean possibly. If you want to be sure, you could have an engineer look at it. But how big is the crack?

DON: Maybe three-eighths of an inch.

TOM: Three-eighths. But it hasn’t moved at all.

DON: No. But I forgot a drop in the – down the roof line. My house is just a rectangle.

TOM: Right.

DON: I’ve got about 80 foot that I can side down. I’ve got a three-inch drop on one end.

TOM: Well, here’s what I think you should do, now that you’ve told me that. I would have either a professional engineer or a professional home inspector do a partial inspection of those areas. I suspect it’s going to be fine but because you have such a big drop in the roof, I’d like to know what’s causing that.

DON: OK. Alright. I appreciate it.

TOM: You’re very welcome. Thanks so much for calling us at 888-MONEY-PIT.