Townhouse is settling/cracks in walls appearing?

Question

My townhouse is 10 yrs old & I've noticed vertical cracks running up the middle of walls and also where they meet the ceiling. It also seems that the only walls affected are load-bearing walls; that is, walls that border my neighbors, and also horizontal beams.

I've tried to cover the cracks by using a special "spackle" that's designed not to separate. Although it seemd to work on minor cracks, the cracks reappeared on the bigger cracks that I gouged out (which may have been my mistake).

So I guess Part 2 of the question is am I correct to use the special "spackle", and if so, am I using it the wrong way?

Thanks,

Steve C

Answer 1

Questions: Is there any sign of settling in the floors. Out of level? Do you know the history of the site the building is installed on? Is it constructed on fill soil? Does the structure have footings [piers] reaching bedrock? I suggest contacting the city building department and then to a good structural contractor or soils engineering company. The Building department should still have the names of the engineering company/ contractors who were involved.
Is the structure constructed on a concrete slab or a perimeter foundation with support piers?
What state are you located in?
I agree the first answerer, it could be serious.
As to the cracks, after looking at the site and structure just mentioned above. Spackle is not a good product to use in cracks in wallboard. Use wallboard taping compound and sheet rock tape. The process is lengthy to get a good patch which will, barring no further settling or movement in the structure, prevent further cracking, Ialso suggest re-securing the wallboard to the studs prior to patching the crack. Suggest using grabber sheetrock screws, 1 1/4" long instead of nails.
Take a utility knife and cut a vee down the length of the crack, approx 3/16" wide on the surface and 1/16" on the back side of the sheetrock. Place a layer of taping compound down the crack using a 5" broad knife, pressing the compound through the crack forming a bead on the back side of the sheetrock. put on enough the width of the blade to fill the crack and form a good bond with the tape. Don't be skimpy with the compound at this point. Place a piece of sheetrock tape the length of the crack and with the broad knife take all of the compound from under the tape you can, making it lay flat against the sheetrock. Allow this to dry throughly, approx. 24 hours. Sand lightly and lay a skim layer of compound over and down the tape allowing it to feather out along the edges. at least a 14" broad knife. This makes the compound at least 7" out each side of the tape allowing a shallow slope which will not show when finished. Remember, all you have to do is cover the tape "not too thick" allow this to dry and sand smooth. You can then texture to match the rest of the wall. [Suggest using all purpose compound, make sure it is well mixed, no bubbles.
Even to this, you might want a pro to do the patching. Smile.
It takes years to perfect Wall board taping and texturing.
Hisemiester

Answer 2

Its not the special Spackle or you application, no matter what you used the cracks will continue to get wider. Your foundation is settling. That is not a job for you. First contact your neighbors are they also having trouble. The more people you can get complaining the better. You might be able to get a class action against the builder.
If it only you and your neighbor, you might be lucky and get it fixed by mud jacking. This would be by far he cheapest way to go.

Answer 3

Your cracks are probably tape joints separating. Depending on whats under your foundation the house may or may not continue to settle quite so much. Theres not much your going to do to stop cracks from forming as a result of settling. But your best bet would be to retape and\or just mud it again. I cant imagine any spackle stretching too far. But the tape gives alot more strength. In worst case, maybe you should have your supports checked out.(thats what I would do)

Answer 4

It could be settling or it could be the lumber finally drying out and twisting. The wood hasn't had a chance to dry sufficient before there building a home. You need to use a fiberglass tape and then joint compound to deal with cracks. The tape is self adhering so put it on the crack and then 3 light coats of compound. Good luck Les the painter

Answer 5

I agree with the first poster. You need to find out why you are getting these cracks. Covering the cracks is just covering the symptom. There could be problems with your soil or building foundation. Has the weather been different? More rain? Are you in an earthquake zone?

Answer 6

Settling occurs in the first year or two. This is something else. Has your neighbor remodelled recently? I think you need a building engineer to take a look. This can be serious.

Answer 7

Sounds like the town house is "settling". Therefore you should have someone to come in and re-inforce the foundation.