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

Question

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

Patricia Steiner · Answer

Get a real drywall contractor...make the repairs.  Watch it.  Every room?  Drywall installation and finishing is harder than most people think and whoever did that job - see the tape showing - didn't think too hard about it.  Paint can only hold so much together for so long.

Know this (found on every inspection website):

You should be concerned about cracks in your home if they are large, appear suddenly, or are located in certain areas. Size

• Cracks wider than 5 millimeters (0.2 inches) are a cause for concern
• Cracks wider than 15 millimeters (0.6 inches) may indicate a serious problem
• Cracks wider than 25 millimeters (1 inch) could be a sign of structural damage

Location Cracks above doors and windows, Cracks near the ends of walls, Cracks where walls and ceilings meet, and Cracks that allow daylight in. Direction

• Cracks that run diagonally or horizontally
• Cracks that run at a 45-degree angle

Other signs

• Cracks that appear suddenly
• Multiple cracks, especially if clustered together
• Cracks that widen over time
• Doors and windows that don't close properly
• Sagging ceilings or leaning walls
• Signs of water leakage  
• -------------------------------------

Just annoying stuff...fun, huh?

Brian Dance · Answer

@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.

Bruce Woodruff · Answer

Looks fairly normal to me. Most cracks occur around window and door openings because of the way they are framed (weak point). And the cracks mostly follow the drywall seams from what I can see, which is typical....And as @Patricia Steiner said, it doesn't look like a pro installation....

You could ask the Contr to use a flexible compound if this happens again, or maybe even now...https://www.dap.com/products-projects/product-categories/pat...

Like everyone else said, I'd have it repaired - by a licensed Drywall Contr. - and then just check in on it. You could ask the Contr to use a flexible compound if this happens again, or maybe even now...https://www.dap.com/products-projects/product-categories/pat...

Take pictures of every place it occured....it's easy to forget after a couple years....

Ericka Parrott · Answer

This is normal and nothing to be overly concerned about.

Caleb Brown · Answer

There will always be settling going on. Properties built in early 1900s settle. I would not go down the rabbit hole of worrying. Repair the drywall and move on

Vidit Maini · Answer

@Michael Dumler Thank you so much!

Vidit Maini · Answer

@Caleb Brown Thank you! Will do.

Vidit Maini · Answer

@brian dance Thank you so much for your valuable suggestions.

Michael Dumler · Answer

@Vidit Maini, I'm not a structural engineer, so take everything I say with a grain of salt. However, if you're concerned about the cracks in the photos above, I think most would agree that they are normal settling cracks and that no further precautionary measurements need to be taken. Nevertheless, continue monitoring the cracks, and if things progress, consult a structural engineer.

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

Most Popular Reply