Structural Issues : Rooftop Views

Rooftop Views

Structural Issues

Ron TIpton is a home inspector and owner of Comfort Inspections. He was recently featured on HGTV's My First Place. Here is an article he wrote on what structural issues to look for in a home inspeciton.

While showing or listing homes in the Denver area, structural concerns are of the utmost importance. Repairing major structural movement can be very expensive. Along the front range, we have numerous areas with expansive soils.

When looking at homes, there are a number of warning signs indicating problems. You may notice significant movement in the flat work such as the driveway, garage slab, walkways and slab basements. Although these cracks indicate expansive soils, they generally are not structurally significant. Since most concrete flat work floats separate from the concrete walls, they usually won't affect the actual structure. As you walk around the house, look at the concrete foundation that is usually visible. If you see cracks that are over 1/4 inch wide, you may have a problem. Remember, hairline cracks are normal. Brick houses may show cracking around windows and doors. Again, if the cracks exceed 1/4 inch in width, further investigation may be necessary. On the inside of the house, look at the drywall. You may see cracking around windows and doors. Vertical and horizontal cracks are usually right along tape seams in the drywall and are fairly common. If you see cracks angled across the drywall, they are usually a bigger concern. Open and close doors to see if they rub or if they latch closed properly. Often this a good indication of settling in the house. If the basement is unfinished, you may be able to see a lot of the foundation walls. Again, look for large cracks. By the way, horizontal cracks in foundation walls are the most concerning. They usually indicate substantial pressure pushing from the other side.

Generally speaking, homes do most of their settling during the first 5 years of existence. Most home inspectors will recommend a structural engineer if significant movement in the foundation is suspected. Repairs can range between installing helical piers to support the foundation to lifting the house and completely replacing the foundation. (The latter is extreme)