What is causing cracked floor tiles in new home

Q. We closed escrow on a newly constructed home nearly two years ago. Since then, we've had problems with the ceramic floor tiles. Some have cracks and some have gaps at the grout lines. This was supposedly covered by a one-year warranty. The builder repaired a few tiles about ten months after we moved in, but most of the cracks and gaps appeared later, after the warranty expired. What can be causing this, and what should we do about it now that we're no longer covered by the warranty?

A. There are three issues here: the cause, the warranty, and what to do now. Let's take these one at a time.

There are several conditions that can cause tiles to crack and separate, and each of these involves one kind of faulty workmanship or another. The first cause that usually comes to mind is building settlement. When tiles are properly installed in a home that is not subject to settlement, cracks and gaps should not occur.

Settling is often a symptom of substandard site preparation or improper construction of foundations. Fortunately, settlement problems are rare. Tile cracks are usually the result of other causes.

For example, floor tiles are sometimes installed without a slip sheet to allow for expansion. In those cases, cracks in a concrete slab can cause tiles to crack. Faulty application of the thin-set adhesive is also a common defect. Installers may not apply enough thin-set, or they may fail to apply a sufficient amount it to the backsides of the tiles.

Compromised workmanship is often due to rushed construction. If contractors hire tile setters who give the lowest bids, or if they pay per job rather than per hour, hurried installation can compromise the final results.

Whatever the cause of the defects in your home, the fact that recurrent damage is taking place indicates faulty workmanship of one kind or another, and the builder should take responsibility for this, regardless of the status of the one-year warranty. In this case, expiration of the warranty is not valid because you notified the builder of tile problems before the end of the warranty period.

The fact that further cracking occurred after their attempted repairs indicates the cause of the problem was not addressed when you brought the issue to their attention. At that time, they addressed the apparent symptoms only, not the underlying cause. Therefore, the warranty should still apply to this claim. Any rebuttals they may offer in this regard are entirely unacceptable.

An important step at this time is to hire a home inspector who specializes in construction defect evaluations. A competent inspector will provide documentation to support the need to fully address the tile problems and their causes. What's more, a thorough inspection will reveal additional defects that the builder should have corrected when you bought the home. The inspector's report will provide the ammunition you'll need to overcome resistance on the part of the builder.

• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.

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