Footing movement
Movement of the building's foundations, usually caused by reactive soil, water entry near footings, or undersized original footings.
Footing movement is the most common structural concern in Adelaide inspections. The reactive clay soils, ageing footings on heritage homes, and sub-standard drainage all contribute.
Inspectors distinguish between active movement (continuing now, cracks growing) and historic settled movement (happened years ago, has stabilised). Active movement needs an engineer's assessment.
Repair options range from improved drainage (cheap) through underpinning (very expensive, often $30,000+). The diagnosis matters because the wrong fix wastes money.
Reactive clay
Clay soil that swells when wet and shrinks when dry. Common across Adelaide, causes seasonal footing movement and cracking.
Stepped cracking
Cracks that step diagonally through brick mortar joints, following the path of least resistance. Common indicator of foundation movement.
Slab heave
Upward movement of a concrete slab caused by expanding reactive clay underneath. Often visible as raised floors, cracked tiles, jammed doors.