HOA/Owner Responsible for Maintaining Concrete Floor?

Hi! I've seen some topics related to basements, but I don't think this specific question has been answered.

Our townhome is a two-level with no basement. On the main level we have a concrete slab with flooring right on top of it. In our eating area, there is a crack in the concrete slab that is causing cracks in the tile right above it. (Note: I understand the tile is our responsibility, and the previous owner actually left leftover tile from the project, which is quite handy!) The only language in the HOA documents I could find relating to the concrete slab is that the HOA is responsible for "all foundations, columns, girders, beams, supports, and main walls." How likely is it that this also refers to the concrete slab? Just want to know what I'm dealing with before I submit a repair request. The townhome is located in Utah.

Benjamin,

This sounds like a common concrete crack - all concrete cracks - sadly. It could be something more serious, but probably not.

This is obviously inside your unit -so, first determine if neighbors have anything like this going on - and, if it is historical in nature - and, whether the crack(s) are just separations or have tilted up on edge.

If lucky, this will be a matter of chiseling up tile, chiseling out the cracks and patching with hydraulic patch mix, then replacing those tiles. The crack may go further than just under where the tile are cracked - consult a concrete expert in order to stop the crack from spreading.

Oh boy this is a tricky one... I don't think the HOA would be responsible for paying for your tile repairs. It may be responsible for the concrete crack in the slab. However, that may be a bit tricky because concrete does settle and crack overtime. Doesn't necessarily indicate a "problem". The fact that someone put on top of it another material that is hard and subject to cracking doesn't help the situation. If this was say carpeting, linoleum, or other flexible flooring then the cracking would not be occurring. It only will show up in Tile or other hard surface materials.

I know of people who have ripped their flooring off and just stained the concrete. Which does look pretty good if done right. Can make various designs and easier to take care of. Plus if something was to go wrong it's easier to fix/cover.

So I would consult a couple of foundation experts to evaluate the cracks. Would not go with 1 opinion. A HOA representative may want to be involved. The concrete slab cracks could be settling or as bad as a broken pipe. Best to have an expert. Just realize there may be a dividing line between your tile and them fixing the slab.

From what you have stated if it is the exact wording from your documents the HOA would be responsible for any and all “foundations”. Potentially the HOA needs to repair the foundation issue and then you are potentially responsible for the inside tile repair.

I’m thinking that many may believe that a concrete crack which is very common, represents a foundation “issue.”

This could be true, but it would depend upon severity.

I’ve peeled back a lot of tile and carpet and wood flooring to find lots of cracks ...this doesn’t mean there are foundation issues ... it means concrete cracks.

There is an old axion in the concrete business: There are two types of concrete. That that has already cracked and that that will crack. I can see a battle between a structural engineer that will say the cracks are normal and the owner having to replace/repair flooring due to cracking arguing the association should pay.

Thanks, all, for the responses! Time to ask the HOA to have someone come out and look at it.

Ben,

Not sure you comment makes sense to me ...what are you saying?

Again, all concrete cracks ...not uncommon at all for tile floors to crack with the concrete since they are bonded by mortar. If carpeted, folks would pretty amazed to see all the cracks. It is a matter of severity.

Guy:

The cracks go from the front of the home about 15 feet back. Only two tiles are cracked, the rest of the cracks are along the grout. I do not notice any sloping at this point.

My crack goes from the front entry door wall about 15 feet through the entryway under my staircase to the side wall. This caused my entry door to lift and hard to open during the winter which tells you that the footers are moving. but also used a 6-foot level and it was about 1 and 1/4 inches down. Also, had wall cracks were the floor crack hit the sidewall. I also used a laser level and reaffirmed that measurement. Even if you removed all the tile along the crack and repaired the crack to retile doesn't help if the slab is moving because it will happen again. That's why people with slabs are putting in floating floors.

Guy