Inspection for interior drywall cracks and the engineer liability

[HD10]

Hello.....I would like to get thoughts on the issues that could come up during a house inspection project for interior drywall cracks, being requested by a seller. Work would constitute inspecting the cracks, and figuring out the reasons and writing a report that can then be shared with the buyers of the property. My projects typically consist of the design for new or alteration of existing structures. This project would be a new type for me and I will highly appreciate getting any tips, feedback.

I can go around the house checking if there is any settlement of soil compared to adjacent one. I can also check the doors and windows fit-up, do the corners inspection, check the exterior as well as other interior walls for cracks or other damage as well as check the exposed parts of the foundation to determine if there has been foundation settlement or something. I am wondering what other things to inspect.......is it a must to go under the crawl space or in the attic etc? And what other causes could be a reason for drywall cracks, if there is no foundation settlement?

I would also love to get feedback on how to minimize the potential liability since the whole premise here is that the property sale would go through based on the report and its recommendations (finding if it is a structural issue or not, and how to repair if it is....etc). I had assumed report writing could be considered lower liability than design. But I am wondering if it actually seems higher liability since two parties are involved and if some things were to be missed, the seller as well as the buyer could get unhappy?
Thanks all for the help.

 

[dik]

There are some areas where cracking is common... corners of doors and windows, etc. This includes transitions in walls, where there is a discontiunity in shape, or materials of construction. The potentials are almost limitless. In addition, if new construction, cracking might occur several months after construction. You should advise your client that it is not possible for you to take ownership of this. It's architectural work, anyway, let them take the heat. Little good can come of this.

So strange to see the singularity approaching while the entire planet is rapidly turning into a hellscape. -John Coates

-Dik

 

[JStephen]

When we bought our current house, an engineer inspected it for similar reasons, so that is done.
One thing I'll point out, if the issues are clay-soil motion rather than just "settlement", then the condition depends on moisture conditions at the time of inspection. We had a long dry hot supper, and one bathroom door would no longer close. Got 10" of rain over a weekend, and problem solved. And generally, things are good all winter for us, then sticky-door-time in the summer.

 

[HD10]

In addition, if new construction, cracking might occur several months after construction.

It is construction from the 70s I believe, in the Brentwood, CA. So this is not from the initial settling down of things. And yes there could be drywall cracks at window corners etc that are non structural. I have some in my house for many years. I should be able to report those to be of non structural nature. But getting some tips on figuring out settlement related cracks or any other structural cause would be helpful. As well as any thoughts on liability profile of such project.

 

[HD10]

if the issues are clay-soil motion rather than just "settlement", then the condition depends on moisture conditions at the time of inspection

That's very correct and thanks for pointing out. Did you just have one door issue or other doors, windows too. And any cracks in any or all walls?
Since this would be my first such project, it would really be helpful to understand how such reports are written and what is covered or excluded. Hope you do not mind me asking, but do you think there could be a way you may be able to share the gist of what was given to you?

 

[dik]

...and with continued drought, there may be more soil shrinkage.

So strange to see the singularity approaching while the entire planet is rapidly turning into a hellscape. -John Coates

-Dik

 

[JStephen]

That's been ages. I know he checked levelness of floors, and presumably looked for cracks in sheetrock and in the outside brick as well. I think the report was a standardized form, not a custom-written report. And my point on the clay, is if you check things at a "good" time, you don't necessarily see all the problems that may be present.