I have a problem with horizontal and step cracking in my concrete block basement walls. The step cracking looks relatively minor, but there is a nasty looking horizontal crack most of the length of one wall. It is close to a quarter inch wide in some places and located in the fourth joint from the top which is about two blocks below the soil line.
The cracks have never leaked. I did do a quick job of repairing the largest crack two years ago but they recracked. I'm guessing from the location this is due to freezing/thawing.The walls are slightly bowed
- if i am measuring properly, there is about a half inch of displacement. I believe the displacement has increased only slightly since 2002 when I had an expert evaluate my basement before i installed a rec room. (The large crack was discovered at that time under some wood paneling - that's why i called the foundation expert)
We are now getting the house ready for sale. I am considering having the crack tuckpointed and disclosing the repair as well as the existence of the crack behind the finised part of the basement. I am pretty sure the cracks will reappear after the next freeze/thaw and I do not want a future lawsuit. I'm going to have some contractors in this week, and i'm wondering if they will try to talk me into steel posts or excavating.
The walls without the large crack also show some displacement. Would anyone know what amount of wall displacement is considered accepable? Also, i get the geneal idea of determining displacement by dropping a plumb and measuring distance to the wall. But at what levels would I measure? The top, middle and very bottom measurements are all different. Is it the greatest dufference?
Thanks in advance for your advice/opinions.
Rob