Hey everyone! I'm set to close in two weeks on a new townhouse in Colorado, but during the inspection, my inspector pointed out multiple settlement cracks in the garage floor. He said this isn't normal for a newly poured slab and recommended having a structural engineer take a look to see if the situation could worsen or if there's a way to fix it. The builder insists these cracks are just cosmetic, stating there's no issue with the foundation, but I'm really worried. I've heard about the 'dime test' but I'm clueless on this whole concrete situation. What would you do? Should I consider backing out of the deal, and will I be able to get my earnest money back?
3 Answers
It’s tough to say for sure based on just close-up photos. From what I'm seeing, those cracks in the garage slab likely stem from poor pouring or lack of proper compaction underneath. If there aren’t any foundation cracks, it might just be a cosmetic issue. You can always fill the cracks with caulk and maybe epoxy over it, or if you're really concerned, consider asking for a re-pour. It’s definitely a good idea to get better photos when you can to assess further.
I’d seriously recommend consulting a structural engineer. They can give you a more informed opinion about the foundation and the overall stability of the home. Don’t ignore those cracks because they could lead to bigger problems down the line!
Getting a structural engineer might not even be that helpful without knowing specifics like the slab thickness, whether there's steel reinforcement, or even the concrete mix used. It sounds like a lot of this would be guesswork without those details. If you aren't comfortable asking, maybe have someone knowledgeable join you for the questions. Just remember, if they poured this slab recently, that can be a key factor.