Foundation problems are probably the biggest structural concern for any homeowner or potential buyer, so it’s no surprise that we tend to get a little panicky about seeing cracks in basement walls.

But cracks can happen for many reasons, and the solutions run the gamut from major reconstruction to simple DIY fixes. The question is, which cracks are worth worrying about?

Are there different types of cracks?

Jim Haeck, owner of Capital Area Home Inspections, classifies cracks into three categories: minor, moderate, and major.

“A minor crack is an ⅛ inch or less,” he said. “This usually doesn’t signal a big structural concern, but I would get it sealed up right away to prevent water infiltration and definitely keep an eye on it.”

These minor cracks can be the result of normal settling or possibly differential movement. Differential movement is typically caused by varying moisture levels around or underneath your foundation, and the common reason for that moisture is improper drainage around the home.

“Double check that your gutters are free of debris, and that your downspouts are connected properly and run at least 6 feet away from your home,” said Haeck. “If everything looks good, check your grading, or the slope of your yard, to make sure water runs away from the foundation.”

A “moderate” crack is anything ⅛ to ¾ inch with maybe some leaning in the foundation. Cracks that fall into this classification can possibly be more of a structural concern.

“When I find moderate-sized cracks in a home, I recommend calling in a foundation repair professional for an evaluation,” said Haeck. “Even though it might not be a big problem right now, it can get worse if it’s not quickly remedied.”

“Major” cracks are anything more than ¾ wide with a leaning foundation. Finding these cracks would be cause for concern and could signal a much more costly, structural problem. When cracks become this severe, the best course of action is to consult a professional foundation specialist or a structural engineer.

In addition to these three classifications, there are other red flags to look for. Hairline cracks in mortar are not usually a big problem, but stair-looking cracks in the mortar joints are concerning,

Moderate and major cracks in the foundation walls will also sometimes lead to warning signs throughout the house. If you notice drywall cracks in the upper-level walls and ceilings, misaligned doors and windows, cracking ceramic tile, sloping floors, or bowing walls, it can be an indicator that something is amiss below the surface.

How does this happen? Well, besides moisture, cracks and foundation issues can be brought on by drought, flooding, improperly prepared soil, trees that are too close to the home, freezing and thawing, poor construction, or changes to the nearby ground. A foundation specialist or structural engineer can determine both the cause and the proper way to remedy the issue.

What will this cost me?

As a homeowner or potential buyer, hearing the words “cracks in the foundation,” immediately has you seeing dollar signs. But the cost of fixing these issues really depends on the severity and the cause of the problem.

“With minor cracks it could be as simple as injecting epoxy into the wall, which is a relatively easy and inexpensive fix,” said Haeck. “However, if we are looking at a structural concern and a more extensive repair, the price will be significantly higher.”

If you have any concerns — whether you’ve found a minor crack or suspect a major structural issue — it’s worth calling a reputable contractor or foundation expert to come take a look.

Visit the Greater Lansing Association of REALTORS® website at www.lansing-realestate.com for a list of area service providers who can help diagnose the problem and put together a plan to get it fixed.