Cracks Appearing in Condo – Normal wear and tear OR Structural Concern?

[Vidit Maini]

Hello Friends,

I own a 1982-built ground-level condo (one unit above, one below). It was renovated in 2017 and rented in 2022 with no issues. Now, three years later, my tenant reported cracks in every room—paint cracking and full-line cracks in the bathroom, living room, and bedroom (walls, ceiling).

A drywall contractor looked at it and said it’s normal wear and tear, but I’m concerned since it’s in every room. Given that my unit is sandwiched between two others, could this be a structural issue affecting the whole building? When i press on the cracked areas, it does not appear soft or wet.

I plan to fix it, but I worry it may reappear in months. Also, why would a 1981-built property be settling in 2025? Not sure if the upstairs tenant (heavyset person with a dog) plays a role.

Seeking suggestions. Enclosed a few pics for your reference.

• Should I involve the HOA?
• Fix it and wait and watch?
• Get a structural engineer involved?

Thanks,

Vidit

[Brian Dance]

@Vidit Maini,

I'm a structural engineer in the Atlanta area. Settlement will occur throughout the life of a structure, although in most cases it will diminish over time. Some questions I would want to answer: 

Has anything changed in the surrounding soil recently? 

Is there a pipe leak that is softening the soil anywhere nearby? 

Is the same thing happening in the neighbor's homes? 

I would recommend that you don't ignore it; repair the drywall, monitor it and see if the drywall cracks in the same locations again. If the drywall cracks in the next year or two, or the doors start to stick, then you likely have a larger settlement issue going on, and will likely need to call a foundation repair contractor.