Questions to ask about cracks

For the seller

1. When did this crack first appear, and has it changed since?
2. Has it ever been filled, patched or painted over? By whom, and when? Has it opened again since?
3. Has any foundation work been done (piers, wall anchors, braces, injection)? Is there a warranty, and does it transfer to a new owner?
4. Does water ever come into the basement or crawl space, and where?
5. Have any doors or windows been planed, re-hung or adjusted to make them close?
6. Has an insurance claim been made for movement, subsidence or water damage?
7. Is it on the seller's disclosure form?

For your inspector

1. Is this crack likely shrinkage, thermal movement or settlement, and how can you tell?
2. Is there any sign it is still moving: clean edges, a filled crack that has reopened, doors that stick?
3. Do you recommend a structural engineer for this, and before or after the offer?
4. Is there water getting in at the crack or below grade?
5. What would you monitor, and for how long?

InterNACHI's manual advises inspectors to recommend a structural engineer when there are masonry problems, and a soils engineer when problems appear to be due to differential settlement.