Duplex foundation crack + water issue — structural or drainage?
Hey all,
I’m under contract on a side-by-side duplex and looking for some experienced input before moving forward.
Details:
- Side-by-side twin (duplex)
- Main structure is on slab
- Each side has a utility closet area
- One side looks normal, the other has significant cracking in the block wall (see photos)
Observations:
- Cracks are concentrated on one side only
- That same side has negative grading (ground slopes toward house)
- Patio + exterior stairs also slope toward the structure
- Retaining wall is nearby on that side as well
Inspector noted:
- Likely related to water/drainage
- Could not determine structural severity (recommended further evaluation if needed)
Questions:
Does this look like primarily a drainage issue vs structural failure?
If drainage is corrected, is this typically stable long-term?
Would you expect this to require structural repair or more of a reinforcement + water management fix?
Rough cost range for addressing something like this?
Trying to understand risk level and what may come up during FHA appraisal.
Appreciate any insight.