Structural & Foundation Problems
Cracks, uneven floors and foundation movement can be warning signs of structural problems affecting your home’s safety and stability.
Some structural issues are minor, while others require urgent professional attention. Explore the common problems affecting New Zealand homes, understand the warning signs and learn when specialist investigation or repairs may be necessary.
Safety First — When to Get Urgent Help
Sudden or rapidly widening cracks, significant changes in floor levels, leaning retaining walls or visibly unstable structures may indicate a serious safety risk. Keep people away from affected areas and seek urgent professional advice.
Do not enter visibly unstable areas, walk beneath damaged structures or attempt to support, straighten or repair structural elements yourself. Following an earthquake, landslip or significant ground movement, avoid re-entering a potentially damaged building until its safety has been assessed.
If anyone is in immediate danger, move to a safe location and call 111. Otherwise, arrange an assessment by an appropriately qualified building or structural engineering professional before undertaking repairs.
Identify the Structural Problem Affecting Your Home
Structural problems can develop gradually or appear suddenly, with warning signs ranging from cracks and uneven floors to foundation movement and unstable retaining walls. Select the problem that most closely matches what you’re experiencing to understand the possible causes, potential risks and appropriate next steps.
Cracks in Walls & Foundations
Cracks in walls, ceilings or foundations may result from normal building movement, material shrinkage or more serious structural problems. Learn which warning signs matter, what cracking patterns may indicate and when a professional assessment is appropriate.
Uneven Floors & House Movement
Sloping, sagging or bouncing floors, sticking doors and uneven gaps may indicate movement or deterioration within your home. Understand the possible causes, recognise signs of structural concern and learn when professional investigation is needed.
Foundation Settlement & Subsidence
Sinking foundations, uneven settlement or unstable ground can cause significant movement and damage to a home. Understand the warning signs, potential causes and risks, and when structural or geotechnical assessment may be necessary.
Retaining Wall Problems
Leaning, cracking or bulging retaining walls may indicate drainage problems, excessive ground pressure or structural failure. Recognise the warning signs, understand the potential risks and learn when professional assessment is needed.
Structural Timber Damage
Rot, borer damage and deteriorating structural timber can weaken floors, walls and roof framing. Recognise the warning signs, understand the potential consequences and learn when professional inspection or repairs are necessary.
Landslips & Unstable Ground
Landslips, unstable slopes and ground erosion can threaten homes, driveways and surrounding land. Recognise the warning signs, understand the potential risks and learn when urgent geotechnical or engineering advice is needed.
What Should You Do Next?
01 — Identify
Choose the structural or foundation problem that best matches what you’re experiencing. Look for visible warning signs, changes over time and any immediate safety concerns.
02 — Understand
Explore the relevant NZHO guide to understand possible causes, potential risks and when assessment by a builder, structural engineer or geotechnical specialist may be necessary.
03 — Act
Follow the recommended next steps for your situation. Arrange an appropriate professional assessment where necessary, particularly if movement is ongoing or structural safety is in doubt.
Detailed Guides & Professional Assistance
Understanding the cause and extent of a structural problem is essential before deciding on repairs. NZ Homeowner’s detailed guides explain common warning signs, potential causes, investigation methods and when professional assessment may be necessary. Where foundation movement, structural deterioration or ground instability is suspected, an appropriately qualified specialist can help determine the risks, identify the underlying cause and recommend suitable remedial work.
Which Professional Might You Need?
- Structural engineers: Assess significant cracking, building movement, damaged structural elements and concerns about a home’s structural integrity. They may recommend investigations, design structural repairs and provide engineering documentation where required.
- Geotechnical engineers: Investigate unstable ground, subsidence, landslip risks and soil conditions affecting foundations or retaining walls. They can assess ground stability and recommend appropriate engineering solutions.
- Qualified builders and foundation specialists: Investigate and repair deteriorating timber framing, damaged subfloor structures and foundation components. Structural repairs may require engineering design, building consent or appropriately licensed building practitioners.
- Retaining wall and groundworks specialists: Investigate and undertake retaining-wall repairs, drainage improvements and ground stabilisation work, where appropriate. Significant structural or ground-stability issues should be assessed and designed by a suitably qualified engineer before repairs proceed.