Vertical Cracks In Walls

[retell]

vertical cracks in walls

as you can see we got some cracks in the wall next to the post our house is nearly 1 year old and is build upon former farmland

that is heightened up about 1 meter with extra ground

these cracks were there from the beginning but since we got a steel roof construction i thought is was the temperature working that caused these cracks

but now in the second rain season the cracks gotten alot bigger in about a week time and as far as i can say the temperature has not dropped so much ,,i ve had colder days here last year

can you give us some advice how to prevent these cracks from getting bigger ?

or that we should wait till the dry times to be able to do something about this ?

is it caused by the posts ,,maybe not deep enough in the ground (60 cm) or the walls that are in some places about 4 meter high

my plan for now is to clear the plants around the house and put a cement floor about 2 meter wide all around the house ,also maybe suport the posts with steel strips so they are conected together at a lower level then the roof ,,but any advice is welcome

kind regards

[trogers]

our house is nearly 1 year old and is build upon former farmland

that is heightened up about 1 meter with extra ground

The soil on which the house is resting on is settling due to the rainy season. Probable cause is the lack of deep footings/foundation. Best solution is to tear it down and rebuild with proper supporting structure.

[retell]

our house is nearly 1 year old and is build upon former farmland

that is heightened up about 1 meter with extra ground

The soil on which the house is resting on is settling due to the rainy season. Probable cause is the lack of deep footings/foundation. Best solution is to tear it down and rebuild with proper supporting structure.

appreciate your reply "Trogers"

tearing it down is not an option im looking forward to

so if any other way is possible i'll be more content with that

also aint got no 4 million bath laying around to completely rebuilt the whole thing

[Crossy]

Certainly looks like settlement cracks, since the walls are not structural it's not going to fall down so no need to worry there.

60cm footings in raised land is asking for problems

Any permanent fix to the structure is not going to be cheap so for now I'd get one of the flexible wall fillers (it would be Polyfilla in the UK) rather than regular cement mix and simply fill them, sand and paint when dry. With luck things will stabilise over the next couple of wet seasons and the cracks won't reappear more than once or twice.

[retell]

Certainly looks like settlement cracks, since the walls are not structural it's not going to fall down so no need to worry there.

60cm footings in raised land is asking for problems

Any permanent fix to the structure is not going to be cheap so for now I'd get one of the flexible wall fillers (it would be Polyfilla in the UK) rather than regular cement mix and simply fill them, sand and paint when dry.

thank for advice "Crossy"

60 cm what i thought so to before we started building but the thai "expert "that putted the posts assured me that that would be deep enough

anyway holding this bloke responible is like a never gonna admit he's wrong story so i'll wait till the ground is dryer and start making floor around the house so the ground cannot get wet anymore , then its time to fill the gaps in the walls and ceiling i guess

[maccastime]

Yes definately looks like the soil underneath is still settleing,most Thai constructions dont allow enough time for this soil to settle,before construction,it is a good idea to wet the soil and compact it down over a few weeks before commencing construction,i assume the walls are concrete? normally hairline cracks will appear,some may start from the pathway around the house and continue up the wall area.As another member mentioned a good filla will sort this out...but it may not last.Also footings could have been a lot deeper and stronger i would say.

[retell]

Yes definately looks like the soil underneath is still settleing,most Thai constructions dont allow enough time for this soil to settle,before construction,it is a good idea to wet the soil and compact it down over a few weeks before commencing construction,i assume the walls are concrete? normally hairline cracks will appear,some may start from the pathway around the house and continue up the wall area.As another member mentioned a good filla will sort this out...but it may not last.Also footings could have been a lot deeper and stronger i would say.

thanks for reply "Maccastime"

before they started building the ground laid there for about 2 months and before the started they flattened it again and compacted it

its for now 1 side of the house that having these problems and thats the side with farmland at about 3 meter of the wall the rest got the heightened up ground there and is hard like a rock

[rgs2001uk]

The part that sticks out for me is, 'these cracks were there from the beginning'.

The beginning of what/when?

Was nothing said at the time?

[retell]

The part that sticks out for me is, 'these cracks were there from the beginning'.

The beginning of what/when?

Was nothing said at the time?

eh they finished work and left

that it were settlement cracks i was told by a friend and didnt worrry about it alot till last week when they gotten bigger

beginning is about 2 months after the structure was finished we moved in when the floors didnt have tiles in the whole house yet

[jombom]

If I am reading this thread correctly, the land was raised 1 metre, and then the posts were ''putted'' to a depth of 60cm. This suggests the posts have not reached the original ground level. Almost guaranteed to have settlement cracks.

Rather than putting down a large concrete floor around the outside, I would consider a French drain.

[cheeryble]

I'd consider waiting a year longer for any and all cracks to appear.

If you can define an area which is settling you may be able to underpin quite cheaply.

[JAS21]

I don’t fully understand your problem but am assuming the some of the ‘piling’ or foundations whatever were inadequate.

On the last few houses where we live the builder added Maids facilities on the back and a covered area at the side. Some bright spark in the company decided that it was not necessary to pile to the same depth as the house....error...the added facilities dropped slightly.

Solution was...re-pile(deeper)and away from the original piles with extra piles...dig underneath and rest a reinforced beam on the new piles to support the original extra structures....not a little job!...but it worked, the house is 7 years old now and settlement appears to have stopped.

It sounds like you should not wait long to implement a solution, best to act whilst the doors still shut!

Edited September 10, 2011 by JAS21

[slapout]

Contact the contractor who built the house. There is a warranty period on new homes of 2 or 3 years now, not sure of length, but is has been in effect for some time. (Thai law)

[khunPer]

You can put some filler in the cracks - it sometime works - but if the foundation (footing) still sinks or moves, the cracks will come back. Only lasting solution is then, as said above: Make a new foundation!

If my house, I may try with elastic acryllic filler for small cracks, using a wet soft foam sponge to equal the surface. Medium and big cracks I would clean (make a bit bigger) and fill out with a mix of cement+skimcoat, again using a wet soft foam sponge to equal the surface. If you have uncoated (not skimmed) plastered walls, you can mix some swimming-pool tile filler (quite rough) in the cement+skimcoat mix, to make the crack filling (almost) invisible.

[Mooner]

Hard to see if it's serious from the pics.

Maybe this might help you. I

FOUNDATION CRACK EVALUATION - How to Inspect & Evaluate Building Foundation Cracks & Movement & Foundation Crack Patterns

This is a chapter of "The Foundation Crack Bible". Use links at page left to read other document sections.

Foundation cracks, which are signs of foundation damage, can mean very different things depending on the material from which a foundation is made, the location, size, and shape of the foundation crack, and other site observations. The size, shape, pattern, location of foundation cracks on a building, along with correlation with other site and construction conditions helps distinguish among probable causes.

By knowing the probable cause and history of foundation cracking or movement one can distinguish between continuing movement (more likely to be a problem) and single events which may, depending on extent of damage, not require repair. This chapter elaborates types and patterns of foundation cracks to assist in that evaluation.

General Suggestions for the Evaluation of Foundation Cracks

Links at page left discuss the evaluation of individual types of building foundation cracks. Here are some general suggestions:

Look at shape, pattern, frequency of occurrence, relationship to wall discontinuities and angles, placement of wall penetrations, correlation with cracks in floors, and location in the wall (corners, center), as well as length, width, continuity, age of wall, relation to site conditions (depth of backfill, blasting, rock).

Shrinkage cracks are usually uniform in width or (less common) vee-shaped, wider at top and diminishing or stopping before reaching the bottom of the foundation wall (where attachment to footing may tend to hold foundation wall materials in place). A wall crack which continues into the floor is likely to involve the building footings and may be a settlement crack of more structural importance.

Concrete shrinks as it cures. In poured concrete, shrinkage cracks may be non-uniform if wall components are held by footings/framing; very often there are minor shrinkage cracks which are hairline, random, intermittent, multiple, and meandering in the concrete, forming discontinuous cracks in the wall. Shrinkage cracks occur as concrete cures, appearing more frequently and larger if the mix was improper and where control joints were omitted. Omission or pattern of placement of steel reinforcement may also be a factor in crack formation and location.

Poured concrete shrinkage cracks: usually shrinkage cracking is due to conditions at original construction: poor mix, rapid curing, possibly other conditions. Shrinkage cracks are less likely to require structural monitoring and repair in poured concrete as they would be expected to continue after initial curing.

Concrete block foundation walls shrink as they cure. They rarely expand much on exposure to moisture and temperature variations. In concrete block walls shrinkage cracks are likely to be uniform in width and usually occur towards the center of a concrete masonry unit (CMU) wall. The wall is stronger at the building corners.

Brick walls do not normally shrink, but rather, grow indefinitely. Bricks are not often used for below-grade foundations but were often used above-grade supporting the first floor of older buildings, and of course entire buildings may be constructed using structural brick walls (look for the bond courses). If you see a crack in a brick wall it's more likely due to movement in the structure, a support problem, or due to thermal expansion. Cracks in structural brick walls may be very serious if the bond courses are broken as there is then a risk of sudden catastrophic wall collapse. Cracks and especially bulged cracked brick walls need immediate expert investigation.

Stone foundation walls do not normally crack through individual stones, but the interlaced stone layout of the wall may be bulged and cracked due to damage from frost, loading from driving vehicles near the wall, or by the removal of stones to pass piping or make doorways. As with other cases of foundation movement, a diagnosis of the cause, amount of movement, and effects on structure are needed to decide what repair may be needed.

VERTICAL FOUNDATION CRACKS - Vertical Foundation Crack Patterns

In the photos shown here, substantive cracks appeared and continued to increase in size in this poured concrete foundation used to support a modular home which had recently been completed. The cracks and foundation movement were probably due to a combination of: poorly prepared foundation footings, blasting on an adjacent building lot to prepare that site for new construction, and possibly omission of steel reinforcement in the poured wall.

The cracks in this building foundation wall were visible shortly after construction as vertical hairline openings (less than 1/16" wide) in the right hand foundation wall, above grade and inside in the basement. Within a year the owner reported several times that the cracks were becoming noticeably wider.

A careful inspection of the building interior suggested that the front foundation wall and portions of the right foundation wall were settling. There were no corresponding cracks in the finished surfaces of the structure, probably because this was very stiffly-framed modular construction. Notwithstanding the absence of damage upstairs, this was a problem that deserved further evaluation and repairs. The builder may have repaired the foundation by supporting it from below using one of the methods described at FOUNDATION REPAIR METHODS.

 

This settlement crack probably occurred during initial footing settlement. Notice that it is wider at the top than the bottom of the crack.

This suggests that the footing to the left or right of the crack has moved downwards, with further downwards movement as we move further from the crack itself.

If this is new construction and the crack does not change in width the site conditions may have stabilized.

Additional photographs of types of foundation cracks and other foundation damage: we have an extensive library of photographs which will be added to this document. Pending completion of that work, contact the author if assistance is required with images.

In masonry between two structures - differential settlement or thermal movement

Straight or wandering, in poured concrete, generally even width, intermittent, or more often straight - shrinkage / thermal - low risk

Straight generally even width, in a masonry block wall, in mortar joints but possibly right through concrete block - shrinkage / thermal - low to modest risk

Straight or stepped in brick, esp. near ends of wall - expansion / thermal, potentially dangerous if wall bond courses are broken, collapse risk.

In wall, wider at bottom than top - settlement under building. These cracks may be less serious than horizontal when found in a masonry block wall. These cracks could be quite serious when found in a brick wall, especially if bond courses are broken and there is risk of collapse.

Note: vertical foundation cracks often appear in multiples multiple cracks in one or more area.

While a vertical foundation crack could be serious depending on its cause and on the type of foundation in which it appears (stone, brick, masonry block, concrete), these are often the least threat to the building. If there is significant vertical dislocation or signs of ongoing movement, further investigation is more urgent. If the cause is shrinkage (concrete, masonry block) it is probably less of a concern than if due to settlement. A vertical crack due to earth loading or frost would be unusual.

[JAS21]

Hard to see if it's serious from the pics.

Maybe this might help you. I

FOUNDATION CRACK EVALUATION - How to Inspect & Evaluate Building Foundation Cracks & Movement & Foundation Crack Patterns

This is a chapter of "The Foundation Crack Bible". Use links at page left to read other document sections.

Foundation cracks, which are signs of foundation damage, can mean very different things depending on the material from which a foundation is made, the location, size, and shape of the foundation crack, and other site observations. The size, shape, pattern, location of foundation cracks on a building, along with correlation with other site and construction conditions helps distinguish among probable causes.

By knowing the probable cause and history of foundation cracking or movement one can distinguish between continuing movement (more likely to be a problem) and single events which may, depending on extent of damage, not require repair. This chapter elaborates types and patterns of foundation cracks to assist in that evaluation.

General Suggestions for the Evaluation of Foundation Cracks

Links at page left discuss the evaluation of individual types of building foundation cracks. Here are some general suggestions:

Look at shape, pattern, frequency of occurrence, relationship to wall discontinuities and angles, placement of wall penetrations, correlation with cracks in floors, and location in the wall (corners, center), as well as length, width, continuity, age of wall, relation to site conditions (depth of backfill, blasting, rock).

Shrinkage cracks are usually uniform in width or (less common) vee-shaped, wider at top and diminishing or stopping before reaching the bottom of the foundation wall (where attachment to footing may tend to hold foundation wall materials in place). A wall crack which continues into the floor is likely to involve the building footings and may be a settlement crack of more structural importance.

Concrete shrinks as it cures. In poured concrete, shrinkage cracks may be non-uniform if wall components are held by footings/framing; very often there are minor shrinkage cracks which are hairline, random, intermittent, multiple, and meandering in the concrete, forming discontinuous cracks in the wall. Shrinkage cracks occur as concrete cures, appearing more frequently and larger if the mix was improper and where control joints were omitted. Omission or pattern of placement of steel reinforcement may also be a factor in crack formation and location.

Poured concrete shrinkage cracks: usually shrinkage cracking is due to conditions at original construction: poor mix, rapid curing, possibly other conditions. Shrinkage cracks are less likely to require structural monitoring and repair in poured concrete as they would be expected to continue after initial curing.

Concrete block foundation walls shrink as they cure. They rarely expand much on exposure to moisture and temperature variations. In concrete block walls shrinkage cracks are likely to be uniform in width and usually occur towards the center of a concrete masonry unit (CMU) wall. The wall is stronger at the building corners.

Brick walls do not normally shrink, but rather, grow indefinitely. Bricks are not often used for below-grade foundations but were often used above-grade supporting the first floor of older buildings, and of course entire buildings may be constructed using structural brick walls (look for the bond courses). If you see a crack in a brick wall it's more likely due to movement in the structure, a support problem, or due to thermal expansion. Cracks in structural brick walls may be very serious if the bond courses are broken as there is then a risk of sudden catastrophic wall collapse. Cracks and especially bulged cracked brick walls need immediate expert investigation.

Stone foundation walls do not normally crack through individual stones, but the interlaced stone layout of the wall may be bulged and cracked due to damage from frost, loading from driving vehicles near the wall, or by the removal of stones to pass piping or make doorways. As with other cases of foundation movement, a diagnosis of the cause, amount of movement, and effects on structure are needed to decide what repair may be needed.

VERTICAL FOUNDATION CRACKS - Vertical Foundation Crack Patterns

In the photos shown here, substantive cracks appeared and continued to increase in size in this poured concrete foundation used to support a modular home which had recently been completed. The cracks and foundation movement were probably due to a combination of: poorly prepared foundation footings, blasting on an adjacent building lot to prepare that site for new construction, and possibly omission of steel reinforcement in the poured wall.

The cracks in this building foundation wall were visible shortly after construction as vertical hairline openings (less than 1/16" wide) in the right hand foundation wall, above grade and inside in the basement. Within a year the owner reported several times that the cracks were becoming noticeably wider.

A careful inspection of the building interior suggested that the front foundation wall and portions of the right foundation wall were settling. There were no corresponding cracks in the finished surfaces of the structure, probably because this was very stiffly-framed modular construction. Notwithstanding the absence of damage upstairs, this was a problem that deserved further evaluation and repairs. The builder may have repaired the foundation by supporting it from below using one of the methods described at FOUNDATION REPAIR METHODS.

 

This settlement crack probably occurred during initial footing settlement. Notice that it is wider at the top than the bottom of the crack.

This suggests that the footing to the left or right of the crack has moved downwards, with further downwards movement as we move further from the crack itself.

If this is new construction and the crack does not change in width the site conditions may have stabilized.

Additional photographs of types of foundation cracks and other foundation damage: we have an extensive library of photographs which will be added to this document. Pending completion of that work, contact the author if assistance is required with images.

In masonry between two structures - differential settlement or thermal movement

Straight or wandering, in poured concrete, generally even width, intermittent, or more often straight - shrinkage / thermal - low risk

Straight generally even width, in a masonry block wall, in mortar joints but possibly right through concrete block - shrinkage / thermal - low to modest risk

Straight or stepped in brick, esp. near ends of wall - expansion / thermal, potentially dangerous if wall bond courses are broken, collapse risk.

In wall, wider at bottom than top - settlement under building. These cracks may be less serious than horizontal when found in a masonry block wall. These cracks could be quite serious when found in a brick wall, especially if bond courses are broken and there is risk of collapse.

Note: vertical foundation cracks often appear in multiples multiple cracks in one or more area.

While a vertical foundation crack could be serious depending on its cause and on the type of foundation in which it appears (stone, brick, masonry block, concrete), these are often the least threat to the building. If there is significant vertical dislocation or signs of ongoing movement, further investigation is more urgent. If the cause is shrinkage (concrete, masonry block) it is probably less of a concern than if due to settlement. A vertical crack due to earth loading or frost would be unusual.

Thats useful...could you possibly post the links mentioned please..........thanks

[mistephenso]

Hard to see if it's serious from the pics.

Maybe this might help you. I

FOUNDATION CRACK EVALUATION - How to Inspect & Evaluate Building Foundation Cracks & Movement & Foundation Crack Patterns

This is a chapter of "The Foundation Crack Bible". Use links at page left to read other document sections.

Foundation cracks, which are signs of foundation damage, can mean very different things depending on the material from which a foundation is made, the location, size, and shape of the foundation crack, and other site observations. The size, shape, pattern, location of foundation cracks on a building, along with correlation with other site and construction conditions helps distinguish among probable causes.

By knowing the probable cause and history of foundation cracking or movement one can distinguish between continuing movement (more likely to be a problem) and single events which may, depending on extent of damage, not require repair. This chapter elaborates types and patterns of foundation cracks to assist in that evaluation.

General Suggestions for the Evaluation of Foundation Cracks

Links at page left discuss the evaluation of individual types of building foundation cracks. Here are some general suggestions:

Look at shape, pattern, frequency of occurrence, relationship to wall discontinuities and angles, placement of wall penetrations, correlation with cracks in floors, and location in the wall (corners, center), as well as length, width, continuity, age of wall, relation to site conditions (depth of backfill, blasting, rock).

Shrinkage cracks are usually uniform in width or (less common) vee-shaped, wider at top and diminishing or stopping before reaching the bottom of the foundation wall (where attachment to footing may tend to hold foundation wall materials in place). A wall crack which continues into the floor is likely to involve the building footings and may be a settlement crack of more structural importance.

Concrete shrinks as it cures. In poured concrete, shrinkage cracks may be non-uniform if wall components are held by footings/framing; very often there are minor shrinkage cracks which are hairline, random, intermittent, multiple, and meandering in the concrete, forming discontinuous cracks in the wall. Shrinkage cracks occur as concrete cures, appearing more frequently and larger if the mix was improper and where control joints were omitted. Omission or pattern of placement of steel reinforcement may also be a factor in crack formation and location.

Poured concrete shrinkage cracks: usually shrinkage cracking is due to conditions at original construction: poor mix, rapid curing, possibly other conditions. Shrinkage cracks are less likely to require structural monitoring and repair in poured concrete as they would be expected to continue after initial curing.

Concrete block foundation walls shrink as they cure. They rarely expand much on exposure to moisture and temperature variations. In concrete block walls shrinkage cracks are likely to be uniform in width and usually occur towards the center of a concrete masonry unit (CMU) wall. The wall is stronger at the building corners.

Brick walls do not normally shrink, but rather, grow indefinitely. Bricks are not often used for below-grade foundations but were often used above-grade supporting the first floor of older buildings, and of course entire buildings may be constructed using structural brick walls (look for the bond courses). If you see a crack in a brick wall it's more likely due to movement in the structure, a support problem, or due to thermal expansion. Cracks in structural brick walls may be very serious if the bond courses are broken as there is then a risk of sudden catastrophic wall collapse. Cracks and especially bulged cracked brick walls need immediate expert investigation.

Stone foundation walls do not normally crack through individual stones, but the interlaced stone layout of the wall may be bulged and cracked due to damage from frost, loading from driving vehicles near the wall, or by the removal of stones to pass piping or make doorways. As with other cases of foundation movement, a diagnosis of the cause, amount of movement, and effects on structure are needed to decide what repair may be needed.

VERTICAL FOUNDATION CRACKS - Vertical Foundation Crack Patterns

In the photos shown here, substantive cracks appeared and continued to increase in size in this poured concrete foundation used to support a modular home which had recently been completed. The cracks and foundation movement were probably due to a combination of: poorly prepared foundation footings, blasting on an adjacent building lot to prepare that site for new construction, and possibly omission of steel reinforcement in the poured wall.

The cracks in this building foundation wall were visible shortly after construction as vertical hairline openings (less than 1/16" wide) in the right hand foundation wall, above grade and inside in the basement. Within a year the owner reported several times that the cracks were becoming noticeably wider.

A careful inspection of the building interior suggested that the front foundation wall and portions of the right foundation wall were settling. There were no corresponding cracks in the finished surfaces of the structure, probably because this was very stiffly-framed modular construction. Notwithstanding the absence of damage upstairs, this was a problem that deserved further evaluation and repairs. The builder may have repaired the foundation by supporting it from below using one of the methods described at FOUNDATION REPAIR METHODS.

This settlement crack probably occurred during initial footing settlement. Notice that it is wider at the top than the bottom of the crack.

This suggests that the footing to the left or right of the crack has moved downwards, with further downwards movement as we move further from the crack itself.

If this is new construction and the crack does not change in width the site conditions may have stabilized.

Additional photographs of types of foundation cracks and other foundation damage: we have an extensive library of photographs which will be added to this document. Pending completion of that work, contact the author if assistance is required with images.

In masonry between two structures - differential settlement or thermal movement

Straight or wandering, in poured concrete, generally even width, intermittent, or more often straight - shrinkage / thermal - low risk

Straight generally even width, in a masonry block wall, in mortar joints but possibly right through concrete block - shrinkage / thermal - low to modest risk

Straight or stepped in brick, esp. near ends of wall - expansion / thermal, potentially dangerous if wall bond courses are broken, collapse risk.

In wall, wider at bottom than top - settlement under building. These cracks may be less serious than horizontal when found in a masonry block wall. These cracks could be quite serious when found in a brick wall, especially if bond courses are broken and there is risk of collapse.

Note: vertical foundation cracks often appear in multiples multiple cracks in one or more area.

While a vertical foundation crack could be serious depending on its cause and on the type of foundation in which it appears (stone, brick, masonry block, concrete), these are often the least threat to the building. If there is significant vertical dislocation or signs of ongoing movement, further investigation is more urgent. If the cause is shrinkage (concrete, masonry block) it is probably less of a concern than if due to settlement. A vertical crack due to earth loading or frost would be unusual.

Thats useful...could you possibly post the links mentioned please..........thanks

I am investigating cracks in my home at the moment and came across this thread - the above text comes from this site here. Mine don't seem too bad (yet), but the house is only 1.5 years old. I think it may be mainly 'shrinkage', as it is the concrete path around our house that is affected the most...?

Apparently our house has a '10 year guarantee' from the estate owner/builder, so if it does get worse they will be getting a visit from me (they live on my road)...

Edited January 10, 2012 by mistephenso

[haveaniceday]

Also, the better paint brands have paint, about 800b for 3.5L that stretch and flex.