Is it settling or foundation issue?

So I purchased a house lifted on stilts at the beach in NJ. It was built in 2002 and is stick frame constructed. It’s an open floor concept and about a week after moving in, I noticed on an interior wall of the building (2nd level) there is a flaw along the 90 degree seam of a wall, I have provided photos of both sides. Can it be possible that this is just settling being that it’s only on this wall? Any advice would be much appreciated. Thanks!

Have you had it inspected by an engineer? Hell, a contractor buddy, if you have one?

Did you have it inspected before you bought it?

If it's on stilts, I would look at the supports underneath to see if something has slipped. I would also look at where the stilts meet the ground to see if there's any visual evidence of subsidence.

It might be as easy as jacking it up level and adjusting the levels of the stilts.

I would also talk to any neighbours you have with similar construction to see if it's just a problem with stilt houses built in the area. Maybe the ground is too unstable over time for stilt houses, and this is something on the order of regular maintenance.

Based on the photo evidence, I would say it is "settling," but it looks serious. It looks like a box on its side, about to fold flat. I would have it looked at, soonest, for your safety.

Was it in the path of Sandy?

-CK

Sounds like you didn't get a Structural Engineering (dilapidation) report prior to payment?

If not, then I suggest you get one now. To have a door that out of square, and, what seems like the separation of wall framing, is not good.

It could be caused by a lot of things e.g. Foundations, insufficient bracing, etc.

It would be useful if you could get a copy of the design plans to give to the Engineer, so they have something to work off. Perhaps your local approval authority may have a copy on their files?)

Some are simple fixes, others aren't as straightforward.

Over what time period did that appear? Has it been like that for years? If that occurred w/in the last, say, six months, best to get right on it - right _now_.

Most people have insurance. If you do, get out or otherwise acquire all the documents and review them carefully to know what rules apply. If you must talk with the insurance company to get the documents, do it carefully, explaining that you're a little anal and believe it's only  responsible to exercise your rights to this basic information. And say _nothing_ else until you're clear where you stand.  I'm afraid it will not be pleasant if, for no other reason, because in my experience going through insurance contracts/policies is like slogging through waist deep glue. But unless you have a decent grasp of the rules of the game it's just a crapshoot whether your insurance helps you at all. The agent is not usually a very good source of info or help, unfortunately. Way to many conflicts of interest there and  many  simply haven't a clue about details that can matter. But if you cannot understand the paper work and can find no other help, you could try asking careful and circumspect questions about hypothetical situations. I personally think it would be worth the money to first have a (hopefully competent) lawyer go through everything (ie. your insurance situation) and explain the rules and potential options.

Best luck,
Rufus

One crack in drywall along a seam in a corner is extremely common as I have one in a house that is built on a concrete slab. There is no inherent issue with it except it s in a hard corner to get drywall joint compound in because it is in a tight corner likes yours is. Worse yet, you have a door close by on the hinge side, a very short wall trying to hold up a door, putting up with vibration, some inevitable slams, which it has been putting up with for 16 years. I can easily see where that would crack, and yet have no major foundational issues.

A crack in drywall in the center of a long flat wall is actually more concerning then a crack in a corner. Think of the dynamics at force; why would sheets of drywall crack there? Because the foundation is sagging and enough force has thrown the drywall to shift and crack.

I think you are all right.

I think it could be settling or a foundation issue, or, since you mentioned it's on the 2nd level, it could be a third culprit, trusses! I will give an immediate disclaimer that I'm not an engineer and I am also biased and I despise wooden trusses. In my opinion they're crap. Wood trusses for home construction will sag. It's just a part of the design. I have them in the house I currently live in holding up part of the 2nd floor, and as a result I have a sloped floor, cracked sheetrock, and everything that goes with those awful creations that have been approved for home construction.