By Barry Stone
Dear Barry,We purchased our 1950's home about two years ago, and recently have noticed cracks developing on the interior and exterior plaster walls. Also, the ground appears to be separating from the walls around the sides of the house, and there seem to be some dips in the lawn areas. Do you have any idea what may be causing this? -- Jose
Dear Jose,
These symptoms indicate expansive soil on your property and probably throughout your neighborhood. This is a type of clay composition that expands during wet weather and shrinks when it is dry. The result is an annual cycle of lifting and settling of the ground, with resultant cracks in plaster walls and seasonal separation of the soil from the outside walls of the building.
If this were happening to a new home, the primary question would be,"How bad is this condition likely to become in the immediate and not so immediate future?" Fortunately, you are presently observing your home in the "distant future," relative to the time of construction. That is to say, the test of time has already been administered. Ground fluctuations have occurred and exerted their influence for 40-50 years.
If the cracks that have thus far developed in your walls are not wide ones, if they are merely hairline cracks, then that is as large as they are likely to become in the foreseeable future. To determine if this evaluation is correct, have the property checked by a qualified home inspector. If the evidence points to major structural or geological issues, a competent home inspector will recommend further evaluation by a licensed engineer.
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