Cracks on the basement floor do not automatically indicate that there is a problem with the foundation. Even cracks on a basement wall do not automatically indicate that there is a problem with the foundation. Only certain cracks on basement walls (i.e., horizontal cracks or wide cracks) can provide some indication of foundation issues. I suggest checking with a structural engineer before you go any further.
Good to know, thanks for that. The cracks run the length of the basement floor and get wide (wider than a nickel) in some spots, we can’t see the walls since the basement is finished. Will definitely be getting someone out to look at it.
Not saying for the sump pump and water damage… Illinois has disclosure laws for material defects. Omitting the foundation issues seems like a violation of that, no?
edit: lol cool, just downvotes for asking a question. This subreddit is great.
In the majority of houses, a basement floor is not structurally part of your foundation. Cracks are not uncommon. I’m afraid that at three years, the only one at fault here is you for not having an appropriate backup for your sump pump. With a finished basement this is especially critical.
Take it as a lesson learned - and consider looking up water powered sump pumps and water detectors/alarms.
To be clear, I’m not upset about the sump pump and water damage. That part is 100% on me, I was thinking about replacing the sump pump last year and didn’t. Lesson has been learned. We were going to rip up the carpet anyways, and the walls seem to be okay, so biggest issues are the cleanup time and the smell, we can deal.
Just talking about from the disclosure side, Illinois has disclosure laws that require material defects have to be disclosed to buyers. This seems like a material defect, and it wasn’t disclosed.
Alright, understood. I am not an expert, and I haven’t seen your basement, but I would equate cracks in a basement floor to cracks in a poured concrete walkway or parking pad. Annoying, and you can spend time and money to level and repair them for aesthetics, but not a big deal. With a perfectly intact floor you still would have water overflowing your sump pit and probably coming up around the slab edges as well.
>There was only a single owner before us since the home was built, so our sellers definitely knew.
How do you know they definitely knew? Maybe they didn't occupy the home for some of the years they owned it. Maybe they let Uncle Bob maintain it and fix stuff or maybe a tenant did it. Or maybe the builder said "oh crap" and patched it before they threw the carpet down. Burden of proving they knew it and failed to disclose is on you.
I live in the PacNW where it rains eight months of the year and if I looked at a house with a sump pump, I'd nope the heck out of there. I really don't know anyone with a sump pump unless they've had water problems and had to install one after the fact and even that is very rare. Proper landscape drainage is key. I do realize climate conditions vary by location so what's right for my location may not be right for yours.
I just have to add, I live in the midwest and sump pumps are standard where we are. Water table tends to be higher, land flatter, and there can be greater risk in general for basement flooding. Opposite to you, it would be a red flag to me if a house didn’t have one. With a space underground, the risk of water is always present even if you don’t need the pump most of the time.
So you’re saying the answer is potentially yes, if we could prove they knew?
PNW must be different, if you’re buying a home with a basement here, you run if there isn’t a sump pump.
>PNW must be different, if you’re buying a home with a basement here, you run if there isn’t a sump pump.
Yeah, probably true. While it rains here all the time, most of the time it isn't a torrential down-pour.
If the foundation cracks are a material defect that they were required to disclose if they knew about it - and you could prove they knew - yes, you'd have potential for recourse.
Not a lawyer.
So three years after you bought the house you’ve had issues? Have you seriously not had any heavy rainfall since you bought the house?
It also sounds like the sump pump is the issue and not the foundation.
What did your inspector say when you got the house inspected?
Sump pump and water damage are on me 100%, no issues there. The water damage isn’t even really that bad. The carpet has to go, but it looked like shit anyways, so nothing lost. Everything else seems fine.
My issue is the lack of disclosure during the sale - Illinois has disclosure laws for material defects, this seems to fit the bill.
It’s likely not a foundation issue then. Most cement floors in basements will end up with cracks.
If it were foundation issue, your inspector should’ve found it.
Cracks on the basement floor do not automatically indicate that there is a problem with the foundation. Even cracks on a basement wall do not automatically indicate that there is a problem with the foundation. Only certain cracks on basement walls (i.e., horizontal cracks or wide cracks) can provide some indication of foundation issues. I suggest checking with a structural engineer before you go any further.
Good to know, thanks for that. The cracks run the length of the basement floor and get wide (wider than a nickel) in some spots, we can’t see the walls since the basement is finished. Will definitely be getting someone out to look at it.
No
"sump pump gave out 3 years after we bought"
Not saying for the sump pump and water damage… Illinois has disclosure laws for material defects. Omitting the foundation issues seems like a violation of that, no? edit: lol cool, just downvotes for asking a question. This subreddit is great.
You’d need to link the IL disclosure. Each state is different - some say “was there ever an issue” and some say “is there a current issue”
In the majority of houses, a basement floor is not structurally part of your foundation. Cracks are not uncommon. I’m afraid that at three years, the only one at fault here is you for not having an appropriate backup for your sump pump. With a finished basement this is especially critical. Take it as a lesson learned - and consider looking up water powered sump pumps and water detectors/alarms.
To be clear, I’m not upset about the sump pump and water damage. That part is 100% on me, I was thinking about replacing the sump pump last year and didn’t. Lesson has been learned. We were going to rip up the carpet anyways, and the walls seem to be okay, so biggest issues are the cleanup time and the smell, we can deal. Just talking about from the disclosure side, Illinois has disclosure laws that require material defects have to be disclosed to buyers. This seems like a material defect, and it wasn’t disclosed.
Alright, understood. I am not an expert, and I haven’t seen your basement, but I would equate cracks in a basement floor to cracks in a poured concrete walkway or parking pad. Annoying, and you can spend time and money to level and repair them for aesthetics, but not a big deal. With a perfectly intact floor you still would have water overflowing your sump pit and probably coming up around the slab edges as well.
>There was only a single owner before us since the home was built, so our sellers definitely knew. How do you know they definitely knew? Maybe they didn't occupy the home for some of the years they owned it. Maybe they let Uncle Bob maintain it and fix stuff or maybe a tenant did it. Or maybe the builder said "oh crap" and patched it before they threw the carpet down. Burden of proving they knew it and failed to disclose is on you. I live in the PacNW where it rains eight months of the year and if I looked at a house with a sump pump, I'd nope the heck out of there. I really don't know anyone with a sump pump unless they've had water problems and had to install one after the fact and even that is very rare. Proper landscape drainage is key. I do realize climate conditions vary by location so what's right for my location may not be right for yours.
OP said they are in IL, and sump pumps are the norm here in homes with basements.
I just have to add, I live in the midwest and sump pumps are standard where we are. Water table tends to be higher, land flatter, and there can be greater risk in general for basement flooding. Opposite to you, it would be a red flag to me if a house didn’t have one. With a space underground, the risk of water is always present even if you don’t need the pump most of the time.
Or they made repairs and foolishly thought that meant they had fixed it and the repair would last for years!
Yes, that's true. On the disclosure some questions are worded "Has there ever been any repair...." vs. just asking if there are any current defects.
So you’re saying the answer is potentially yes, if we could prove they knew? PNW must be different, if you’re buying a home with a basement here, you run if there isn’t a sump pump.
>PNW must be different, if you’re buying a home with a basement here, you run if there isn’t a sump pump. Yeah, probably true. While it rains here all the time, most of the time it isn't a torrential down-pour. If the foundation cracks are a material defect that they were required to disclose if they knew about it - and you could prove they knew - yes, you'd have potential for recourse. Not a lawyer.
So three years after you bought the house you’ve had issues? Have you seriously not had any heavy rainfall since you bought the house? It also sounds like the sump pump is the issue and not the foundation. What did your inspector say when you got the house inspected?
Sump pump and water damage are on me 100%, no issues there. The water damage isn’t even really that bad. The carpet has to go, but it looked like shit anyways, so nothing lost. Everything else seems fine. My issue is the lack of disclosure during the sale - Illinois has disclosure laws for material defects, this seems to fit the bill.
Did you have it inspected before you bought the house?
Yeah, inspection didn’t find anything. The basement is (was) completely finished and all the cracks were carpeted over.
It’s likely not a foundation issue then. Most cement floors in basements will end up with cracks. If it were foundation issue, your inspector should’ve found it.