Cosmetic vs structural cracks
The two categories require completely different fixes. Network specialists assess these signs at the inspection:
- Cosmetic: hairline (less than 1/16"), vertical, single isolated crack, no measurable movement over time, no associated floor deflection. Fix: epoxy injection. $800–$1,800.
- Settlement: stair-step pattern in masonry, horizontal cracks in stem-wall, doors that won't close, sloping floors. Fix: full structural eval + possible underpinning. $6,400–$12,000+.
- Heave (expansive soil): upward cracking, raised slab edges, common in Yolo/Sacramento clay soils after wet winters. Fix: drainage correction + monitoring. $4,400–$9,800.
- Seismic: post-earthquake, X-pattern or diagonal cracks at openings. Fix: structural eval + sheathing/anchor upgrades.
What the structural eval covers
- Crack measurement (width, depth, length, pattern) with documentation photos
- Floor-level reading (zip-level or laser) for relative settlement
- Soil assessment (clay vs sandy) and grade-to-house drainage check
- Door-jamb plumb check across multiple openings
- Recommendation: cosmetic vs structural, and which scope applies
The eval is part of the on-site assessment. Even if the recommendation is "monitor for 12 months, no action needed," the documentation is yours to keep.
Pre-listing tip: if you're selling a home with visible foundation cracks, get the eval before the buyer's inspector flags it. Network specialists provide a signed structural attestation you can include in the disclosure — far cheaper than the panicked mid-escrow renegotiation.