Foundation cracks: which ones matter (and which don't)
Almost every foundation has cracks. The question is which kind you're looking at.
Usually minor
Thin vertical hairline cracks in poured concrete or block are common from curing and minor settling. Often a monitoring/sealing item ($0–$1,000).
Worth a specialist
- Horizontal cracks, or walls bowing inward — possible soil/water pressure; can be serious.
- Stair-step cracks in block/brick with displacement — settlement.
- Cracks wider than ~1/4", or doors/windows out of square, sloping floors.
What to do
If your inspector said "recommend evaluation by a structural engineer," get one (~$400–$700) before you remove the contingency. Repairs range from a few thousand for sealing/piers to $30,000+ for underpinning. This is the one finding where you don't guess.