×

Go Back

Advice Topics

Top Contributors (View All)

Find a Top Real Estate Agent Near You

Search Now

Buying a house with a crack foundation?

The house of my dreams is for sale and has been on the market for 6 months. I finally went to see it and I want to buy it but I think the reason it has been on the market for so long is because it has a cracked foundation. They are selling as is. How much will it cost to fix that? Is it worth buying the house with a cracked foundation if it is my dream home!
Asked By Jessica B | St. Louis, MO | 37 views | Buying | Updated 2 days ago
Answers (7)
Sort By:
profile img
Semi-Pro
40 Answers
Chris Nevada

Nevada Real Estate Group - LPT Realty

(2811)

Fixing a cracked foundation can cost anywhere from a few thousand dollars to upward of $20,000–$30,000 if the damage is serious. Whether it’s “worth it” depends on what a structural engineer says, how big the repair bill really is, and whether the seller lowers the price enough for you to afford the repairs without wrecking your budget.
profile img
Rising Star
23 Answers
Tricia Jacobs

REMAX Gateway

(18)

It is so easy to fall in love with a "dream home" only to feel that pit in your stomach when you see a foundation crack—especially on an "as-is" listing that’s been sitting for a while. But here’s the professional perspective: a crack doesn't automatically mean a catastrophe. It just means you need to do your homework.

In fact, I am actually going through this exact scenario right now with clients of mine on an old farmhouse. It’s their dream property, but we found some foundation concerns. Our next step is bringing in a foundation expert—someone who lives and breathes this stuff every day—to give us a professional opinion. Once we have that report in hand, my clients can make an informed decision to move forward or walk away. We’re using the due diligence period exactly as it was intended: to find the facts before the "point of no return."

Here is how I suggest you handle your situation:

Don't guess—get an expert: A general home inspection is a great start, but if they flag the foundation, call in a structural engineer or a foundation specialist. You want someone who can tell the difference between natural "settling" (which is common and often just cosmetic) and a structural issue that needs a real fix.

The "As-Is" Advantage: Since the home has been on the market for 6 months and is being sold "as-is," you likely have some leverage. If the repair cost is significant, you can try to negotiate a price that reflects that reality.

Red Flags: Small vertical cracks are often just a house "finding its seat." However, if you see horizontal cracks or gaps wider than 1/4 inch, those are the ones that usually require a more involved (and costly) fix.

The Bottom Line:
Is it worth it? If your expert gives you a clear "path to a fix" and the numbers still make sense for your budget, it can absolutely still be your dream home. Knowledge is power. Get the right people in there during your inspection period so you can make a choice based on facts, not fear.

Best of luck with your decision!
Tricia Jacobs
Managing Broker | REALTOR®
REMAX Gateway

Are you ready to find a top agent near you?

Browse profiles of the highest ranked agents in your area and find one that meets your specific needs.

Search
profile img
Novice
8 Answers
Will Gardner

Century 21 Morrison Realty

(1)

First and foremost, I am not a structural engineer or an inspector, so I will ultimately you need to consult one of these professionals. That said, I have been part of MANY inspections with structural questions and so I'll pass along what I've heard for purposes of you to confirm with an appropriate professional. First, if it's the floor, it's often times not "structural" problem. If expansive clay is pushing up on the floor creating a bulge and cracks in the floor, that is a common issue in some areas of the country. The only time this affects the structure is if it pushes up on a wall that pushes up on the floor above. This itself is often not even an issue that will put the integrity of the house in jeopardy, just more of a nuisance with sloping floors. NOW, if you are talking about the exterior walls having cracks, that's more of a problem. Small hairline cracks seem to be common in many homes I see. Larger cracks are of course more problematic starting with the fact that water can come through. The next thing to look for is if the the pieces of the concrete are flush or if one of the slabs is moving in indicating the ground is pushing the wall in. Next, the direction of the crack is important. A vertical crack is better than a horizontal crack. A horizontal crack could indicate a compromise of the structure of the wall that means the outside is pushing the wall in. This is all assuming poured concrete. If cinder block, the integrity of even more of a problem. In my experience unless the wall is pushing in OR the crack is horizontal, I'm usually not too concerned that it is an issue. Vertical cracks can be filled. Again, ALWAYS ask a qualified expert for the correct diagnosis of my experiences I've mentioned.
profile img
Novice
6 Answers
Carol Hunt

Baird & Warner

(31)

A cracked foundation isn’t automatically a deal breaker. It really depends on the type of crack, the age of the home, and the type of foundation**.

Some cracks are very common, especially in homes that have settled over time. Hairline or minor vertical cracks are often not structural and may only require sealing. Larger horizontal or stair-step cracks can indicate movement and should be evaluated more carefully.

A few things I would want to know:
• How large is the crack?
• Is there any water seepage or moisture in the basement?
• Do the floors slope on the first or upper levels?
• Has the crack changed over time?

I’ve sold homes where minor foundation cracks were present in a 20-year-old property and they turned out to be routine settling with no structural concern.

The best place to start is with a qualified licensed home inspector. They can evaluate the situation and let you know if it appears routine or if a specialist should take a closer look.

If the home truly checks all the boxes for you, it’s worth getting expert guidance rather than ruling it out immediately.

Carol Hunt, Broker, e-PRO, GRI
Baird & Warner, Winnetka
847-404-7959
[email protected]
profile img
Novice
6 Answers
David Garcia

Home Experts Realty

(37)

Contact a structural engineer to fully evaluate the integrity of the home's structure.
profile img
Novice
5 Answers
Tony Gantjos

Keller Williams Atlantic Partners Southside

(1)

It is definitely high risk/high reward. You should ask the listing agent for any previous inspection reports or engineer letters they have on file. If the house has been sitting for 6 months, they likely have a report explaining exactly why previous deals fell through and, it may be worth it to hire a structural engineer to determine repair costs.
profile img
Novice
1 Answer
Tracy Kirkley

Crye-Leike

(273)

That is definitely a tricky situation. Depending on the discount that you get for purchasing the house "as-is", it could have a lot of upside potential. However, because of unknowns with a cracked foundation . . . there is a ton of risk also. While I am not an attorney, if you choose to move forward, you will certainly want to make your contract contingent upon further inspection/investigation of the issue. A structural engineer would be able to give you great insight.

Now, let's say you did have the inspection completed and felt comfortable that with the guidance of a structural engineer and a reputable repair company you could have the foundation repaired. If you ever decide to sell the home, you will have to disclose the previous foundation issues . . . and this in itself will deter many buyers. If your intent is to be in the house for the long haul and not sell . . . then the risk/reward might balance out. However, if you have the potential to move in upcoming years, you will cut down your buyer pool.

Everyone's situation will be different. I hope this has been helpful.

Related Questions

Search for Agents by Top U.S Cities
Search for Agents by States
Search for Company by States