How much should I worry about foundation cracks?

real estatehome inspectionfirst-time homebuyer

Plamen_25

Joined:
12.09.2022
Posts: 1674

Topic Starter

04.02.2025 13:58

I'm currently looking at a house that I really love, but the inspection report flagged some vertical cracks in the foundation. The seller is offering a small credit, but I'm worried that this is just the tip of the iceberg for long-term structural issues. Has anyone here bought a home with known foundation repairs and regretted it, or is this just a standard part of owning an older property? I'm trying to decide if I should walk away now or try to negotiate a much larger discount to cover potential future costs.

15 replies in this topic

ObiknovenChovek

Joined:
17.02.2023
Posts: 1876

29.05.2025 18:41

Vertical cracks are often just settling cracks and are usually not a big deal, but horizontal ones are where you should run away fast.

damian_varna

Joined:
26.07.2022
Posts: 847

04.06.2025 08:34

In reply to a previous post

I agree with the first comment. Get a structural engineer to look at it, not just a general home inspector. It's worth the $300-500 for peace of mind.

Oli_S

Joined:
26.04.2025
Posts: 260

28.06.2025 16:33

In reply to a previous post

We bought a house with 'minor' cracks and ended up spending $15k on piers three years later. Don't underestimate it.

kris_1982

Joined:
01.11.2024
Posts: 1970

09.08.2025 13:25

It really depends on the age of the house. If it's over 50 years old, some movement is expected.

Oli_S

Joined:
22.01.2025
Posts: 1898

13.08.2025 01:43

In reply to a previous post

I'm with you on the skepticism. If the seller is offering a small credit, they probably know it's worse than they're letting on.

nabludatel_x

Joined:
11.03.2020
Posts: 1910

28.08.2025 14:20

Check if the doors and windows stick. That's a huge red flag that the foundation is shifting significantly.

Iggy_R

Joined:
31.03.2020
Posts: 984

13.09.2025 22:56

In reply to a previous post

Exactly what user6 said. If the house is 'out of square,' walk away. No amount of discount is worth that headache.

ekspert_forum

Joined:
03.02.2021
Posts: 1472

27.09.2025 23:27

Is the crack wider than a nickel? If so, get a professional assessment immediately.

jacek_bg

Joined:
22.03.2025
Posts: 357

28.09.2025 12:59

In reply to a previous post

I bought a place with foundation repairs already done and it’s been fine for 10 years. Just make sure the work is warrantied and transferable.

Denis_P

Joined:
06.04.2021
Posts: 1097

01.10.2025 20:08

Don't let your emotions cloud your judgment. It's a house, not a relationship. If it's a lemon, let it go.

Viktoria_S

Joined:
30.05.2025
Posts: 233

21.10.2025 20:24

In reply to a previous post

I'd ask for a much larger credit, personally. Foundation work is never cheap.

mati_123

Joined:
15.09.2024
Posts: 2112

08.12.2025 13:55

Have you checked the grading around the house? Sometimes cracks are just caused by water pooling near the foundation.

Misho_B

Joined:
03.06.2021
Posts: 2384

13.01.2026 19:31

In reply to a previous post

Great point about the grading. Sometimes fixing the gutters and adding downspout extensions solves the whole problem.

Maya_L

Joined:
18.06.2021
Posts: 2162

02.02.2026 14:23

Most inspectors are not engineers. They are generalists. Always get a second opinion from someone who specializes in foundations.

vulk_samotnik

Joined:
14.12.2022
Posts: 1083

21.02.2026 14:26

In reply to a previous post

If you're already losing sleep over it before you even move in, you probably already know the answer. Walk away.

How much should I worry about foundation cracks?

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