We currently live in a large two story house, 12 years old. Over the last five years, we've had both vertical and diagonal cracks appear above our doorways, and along the ceilings in our downstairs bedrooms. We are also seeing buckling along the tops of the windows, and buckling in the main wall that is approximately 30 feet high, that holds up the the main part of the house. Lastly, our house sits on a slope that's been known for foundation problems, and over the last 5 years it has shifted downwards by 6 inches. We had originally thought about buying this house, but then decided against it. At that point, we still thought it was a cosmetic problem, but over the last 6 months it's gotten worse. The real estate company we are leasing from did an inspection and didn't seem concerned. They paid to have someone come out and poor a new concrete step, where there was a huge gap. They also filled in the gaps with putty, and they rebuilt the stairs out in front of our house because none of the railing was connecting anymore. That was this spring, and the stairway is falling apart again.

We are wondering if we should opt out of the rest of our lease, and move in somewhere else because of this situation. Having young children, we don't want to take any chances, although we LOVE the neighborhood.

Any advice on what to do?

It sounds as if you've answered your own question. Why on earth would you buy something you know to be moving?

Based on your post, the only cosmetic issues are the ones that have been added to cover up structural deficiencies. If you need more information, consult a soils engineer (geotechnical engineer). Don't rely on the "real estate company's" people.

Hey Annaj,

Is your home on a foundation or slab. If it is a foundation look at the walls. If it is a block foundation look for cracks that are splitting the block. These cracks could be hairline or larger. NOTE: if you see cracks along the mortar joint this is normal if it is less than 1/2 inch. If the crack is splitting the block then this is a sign that your footer may be faulty...in which you may have serious problems.

As far as the cracks above your door ways and windows this is usual normal settlement and these are stress areas. Temperature has some things to do with it as well.

Your problem could be a poor support system which most times can be easil fixed with reinforcing "sister joists" or support posts.

Your best bet is to hire a structural engineer and spend some money to have a proper inspection. If you are renting I would consult with your local code enforcement agency to ensure the landlord is in compliance.

The fact that you are on a sloping property should not be a problem if the structure was built correctly
Hope this helps
Sean

Hey Annaj,

Is your home on a foundation or slab. If it is a foundation look at the walls. If it is a block foundation look for cracks that are splitting the block. These cracks could be hairline or larger. NOTE: if you see cracks along the mortar joint this is normal if it is less than 1/2 inch. If the crack is splitting the block then this is a sign that your footer may be faulty...in which you may have serious problems.

As far as the cracks above your door ways and windows this is usual normal settlement and these are stress areas. Temperature has some things to do with it as well.

Your problem could be a poor support system which most times can be easil fixed with reinforcing "sister joists" or support posts.

Your best bet is to hire a structural engineer and spend some money to have a proper inspection. If you are renting I would consult with your local code enforcement agency to ensure the landlord is in compliance.

The fact that you are on a sloping property should not be a problem if the structure was built correctly
Hope this helps
Sean

Actually, that is a completely inaccurate statement. Regardless of the quality of the build, if it's not on stable soils, there will be problems.

There are numerous methods for building on sloped lots that can make the home as problem free in the future as any other type of lot it just costs More. Better check your crystal ball Swami Jeff because you are just guessing or more accurately a little misdirection because ALL homes eventaully have problems of one kind or another.

Tell that to the poor folks in La Jolla. Some of those structures were not built anywhere near the side of the hill. Jeff's point was that if the ground is not stable, there is a chance that it will move. It does not matter how well the home is built, you cannot stabilize an entire hillside.

so tactful...


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If the house has moved down the slope 6 inches already then it is going to keep on moving until it reaches the bottom. That might take as long as a lifetime or as quick as a good rain.

I live in Florida and we get these sink holes. They are huge and whole houses drop in them and they start with cracking and then loud noises and house or part of house drops in. They send out people to do survey and fill the holes and evaluate houses nearby. It happens after large rain season and aquafer is high and then we have no rain and it drops and drys out and creates a empty cavern under the house and house drops in. It happens on road ways also. Never saw it before moving here. Kinda scarey!

I live in Florida as well and the sink holes here can be a huge impact. Gotta be careful around here.