The foundation supports everything...

I recently inspected a home with foundation issues in Silva, NC. The homeowner was concerned about some cracks in the outer foundation wall of this home that was on a crawlspace.

The crack was approx. 1/8 inch wide and mostly vertical.

Settling foundations is a concern here in western NC. While we have pretty stable soil, we also have a lot of rain and a lot of trees. Both of which can wreak havoc on a homes foundation.

Vertical cracks are pretty common and...depending on their width and if they are out of plane...can be the least worrisome. These types of cracks are usually due to foundation settlement. New homes can settle quite a bit in their first few years. These can be sealed with an epoxy sealant and then monitored over time. Once sealed it is easy to see if the crack is getting bigger as the sealant will be disturbed.

Horizontal cracks can be a little more serious.

There are a few types of horizontal cracks and they can sometimes mean there are serious structural problems. They can be caused by "bowing" of the wall, which can be a result of soil pressure from excessive backfill, frost heave, tree roots, or impact from heavy equipment...to name a few.

I see these more rarely, but did find one in a home in Asheville, NC that was serious and ended up costing several thousands to repair. It was also hidden in a unfinished basement that had lots of wall shelving. The buyer was thankful I discovered this before he went to closing.

With horizontal cracks you may want to get in touch with a structural engineer / foundation contractor to determine how serious the problem is. Or, if the crack(s) are small and "bowing" is not readily obvious...place a crack measuring gauge on the wall and monitor over time to see if it worsens.

Diagonal and step cracks are also very common and usually indicate differential settlement of that area of the home foundation. This can be caused by many things, but is often from rainwater washing away soil in that area...often due to a disconnected gutter downspout. The level of seriousness can vary depending on the shape and width and other factors.

Water is one of the biggest destroyers of homes here in western NC. Downspouts should be diverted away from the homes foundation and there should be a grade away from the home....all the way around the perimeter of the house.

If a step crack is bad enough, it can be recommended to have foundation piers installed to stabilize the section of the home.

All homes are different...with different and varying factors affecting their foundations. This can make crack analysis something of a science that involves a combination of experience and knowledge.