I found a crack in the vaulted ceiling of a home I'm under contract for, and it was pointed out by the inspector. The crack is about 1-2 feet long and could be related to the foundation, but the inspector can't tell if it's new or if it's been there since the house was built. My realtor thinks it might just be the drywall expanding and contracting, but I lean more towards the inspector's concerns. With my 10-day due diligence period ending soon, should I bring in a specialist for a second opinion? Is a structural engineer the right choice for this? I've also included a photo of the crack for reference: https://imgur.com/a/rYFQgHO
2 Answers
As a retired home inspector with a lot of experience, I can tell you that drywall can crack for several reasons. It's important to note that a crack at a tape joint is different from one near a door or window. If the house is over 10-15 years old, it's quite common for these kinds of cracks to happen due to normal settling. Before bringing in a structural engineer, get more info from your inspector. Did they notice any sticking doors or other cracks? If they suggested getting a specialist, find out their concerns. A structural engineer is a good choice, especially since they won’t be tied to any repairs.
Thanks for the insights! Just realized there were two doors in the house that were sticking, which I'll mention to the inspector.
Definitely consult a structural engineer for something like this. They can give you an unbiased report on the situation, which is crucial since you don’t want to rely solely on the realtor's perspective. It's best to get an expert who isn't trying to sell you any repairs.
Yeah, I second the concerns about "drywall breathing." That's a weird excuse. Your inspector sounds more reliable here.