UPDATED MAY 2025
So you’re at an open house and you notice cracked tiles. Is it a minor cosmetic flaw or a clue that something more serious is going on with the property?
There are a host of reasons why a property may experience tile cracking. It can be the result of improper installation, impact damage, moisture problems, and temperature fluctuations. Some causes are minor, and others are due to structural issues that may come with significant repair costs.
So, how do you know when to worry about cracked tiles? Read on to find out!
Types of Tiles Found in Queensland Homes
Queensland properties often feature tiled flooring due to their ability to withstand the hot and humid climate conditions. You’re likely to encounter a range of tiles while property hunting. Commonly used tiles include:
- MARBLE – elegant, durable and easy to clean but is vulnerable to staining and scratching and is very slippery when wet.
- LIMESTONE – chosen for its natural beauty and unique textures and patterns but is prone to staining and requires frequent resealing.
- GRANITE – heat-resistant, durable and naturally repels water, so it’s a popular choice in wet areas and for kitchen counters. Underfoot, it can feel too cold and hard for some.
- SLATE – ideal for high traffic areas, slate is seriously hard-wearing and keeps your home cooler during hot Brisbane summers. However, regular resealing and grout maintenance are required.
- PORCELAIN – strong and durable, these tiles come in a wide variety of finishes and are often found in high-traffic areas. They are particularly well suited to outdoor and wet areas of homes due to their low porosity and longevity.
- CERAMIC – ceramic tiles come in an almost infinite array of finishes and are generally a more affordable option than porcelain tiles. They are more porous and more susceptible to damage than porcelain tiles. They should be installed in areas where the tiles are less likely to be exposed to heavy traffic or excessive moisture.
Can I Ignore Cracked Tiles in My Home?
It can be tempting to ignore cracked tiles, especially if there are only a few here and there. You can always replace them down the track when you have more time and money, right? Not necessarily if there is a bigger issue at play below the surface. You wouldn’t ignore unsightly cracks in a property’s wall. The same policy should apply to cracks in tiled flooring.
Don’t hope for the best. Book a pre-purchase building inspection with a qualified and experienced building inspector to determine whether or not the cracked tiles are a symptom of a deeper issue.
Why Do Tiles Crack?
You wouldn’t be the first person to believe that cracked tiles are the result of wear and tear, age or poor quality tiles. In reality, cracks in tiles are more commonly the result of an underlying issue.
Let’s take a look at the potential causes of cracks in tiles.
Accident or Load
Tile floors are prone to clumsy fingers – that’s why many a tiled kitchen floor bears the scars of a dropped Vegemite jar or bottle of wine! This kind of crack is usually confined to one or two tiles, and you can often see the point of impact.
Tiles can also crack under the pressure of heavy furniture, e.g. when moving furniture like fridges or washing machines.
The good news is that these tile cracks are a surface issue and nothing to worry about. If you don’t like the look of the damaged tiles in your home, replacing them can be an easy fix.
Poor Quality Tiles
There’s a patch of tiles in the living room that looks terrible. They are chipped, cracked and lifting. Surely it must be a case of a cheap and nasty tile that can be ripped out and replaced, right? Before you make plans to re-tile, note that issues with the quality of tiles do not occur often. This is because tile manufacturers must meet specific standards when producing tiles. Tile flooring is built to last and withstand much more than your average wear and tear.
An experienced building inspector can provide advice on the cracked tiles in your prospective property. After a detailed inspection, you’ll receive a report outlining whether the tiles are a problem and what you’ll need to do to address it.
Issues with the Sub-Layer
The most common cause of cracked tiles is issues with the material below the surface. This is called the substrate or sub-layer. If the concrete below the tiles has moved, cracked or wasn’t laid correctly, it can wreak havoc on your tiles.
It’s normal for new homes to move as they settle into their foundations, while older properties can move as time goes on. Even gentle movements in a property’s foundations can cause tiles to crack, which makes it tricky to diagnose potential issues.
If the sub-layer of a home is poorly mixed or below standard, tiles can shift and crack. If the concrete beneath the tiles does not sufficiently cure, this can cause problems for tiled floors. Cracking can also be the result of the tiles being laid without a suitable and flexible adhesive underfoot.
Foundational Shifts
Due to Queensland’s climate, it’s normal for soil to expand and contract with weather fluctuations. This can contribute to slab heave, and when the foundation settles, it can lead to cracks in your tiles. The Queensland Government has reactive soil maps available to view online, so you can review these maps to determine whether you live in a high-risk area and make informed decisions about your tile choice.
Additionally, tree roots can disturb the foundation, leading to cracked tiles.
Incorrect Tile Choice
Tile choice should factor in much more than aesthetics. It’s important to choose tiles that are appropriate for the conditions they’ll be subjected to. For example, wall tiles should never be installed as flooring. Some tiles are too porous for wet areas like bathrooms and laundries. Other tiles are too soft to withstand heavy foot traffic.
Additionally, poor installation can be a factor. Poor installation could encompass using incorrect mortar, poor substrate preparation, or inadequate adhesive coverage.
Water Damage
Homes with inadequate waterproofing, leaky plumbing, or signs of rising damp can all contribute to water damage to the tile adhesive, leading to cracking.
Types of Cracks and What They Mean
Not all tile cracks are the same. In fact, the type of crack can tell you a lot about what’s going on.
- HAIRLINE: Hairline cracks are faint and often unnoticeable, but they are generally the result of surface imperfection or minor stress.
- SPIDERWEB: Spiderweb cracks are usually the result of impact damage – there is generally a “dent” at the point of impact that spiders out into a wider radius.
- STRAIGHT: If there are straight cracks, it’s usually indicative of underlying substrate issues, so this is one to look out for. It’s not a simple tile repair fix and could lead to costly work.
- CRACKED GROUT: Cracks in the grout lines are the least concerning because they usually indicate that the grout was improperly installed. Regrouting is usually a sufficient fix in these cases. However, deep cracks can allow moisture penetration and should be investigated to rule out underlying issues.
What To Do When a Property Has Cracked Tiles
It can be easy to brush over something as seemingly minor as cracked tiles when you fall in love with a property. However, ignoring them could expose you to costly repairs in the future.
Unfortunately, when the cause of your cracked tiles is hidden below the surface, it is not easy to get to the root of the problem and find a quick fix. This is when a skilled building inspector should be engaged to inspect the property and provide advice on any issues uncovered.
In the meantime, there are other things you can look for during an open house.
- Look for other signs of structural issues. Are the doors plumb? Do the windows open and close without trouble?
- Look for visible signs of water damage like mould, or staining on walls, ceilings, or floors. If there’s a musty smell throughout the property, this could flag a bigger issue.
What’s Involved with Tile Repair and Replacement?
Minor cracks may be suitable for DIY repair, but if you’re not sure of the underlying cause, you may be patching over a larger problem. In addition, many a confident DIYer has attempted tile repairs – and they vow never to do it again! It can be tedious, painstaking work and is easy to get wrong.
If the cracking is extensive, engaging a professional to carry out repairs is wise.
- DIY REPAIRS FOR SMALL CRACKS: Tile repair kits are available at your hardware store and typically include a filler/sealant for surface repair of cracks and chips.
- TILE REPLACEMENT: Replacing a single tile may seem like a quick and easy job, but you’ll need to remove the cracked tile without damaging the rest. The job also requires substrate preparation, adhesive selection, and colour-matched grout application. If in doubt, call in a professional to complete this repair.
- TILE REPAIR IN WET AREAS: If you’re repairing tiles in the bathroom or laundry, there are strict waterproofing regulations that require a licensed, professional hand.
Cracked Roof Tiles
The tiles on your potential new property’s flooring are not the only tiles you need to think about. Roof tiles can cop a battering during Queensland’s tropical storms and wild weather. It is not unusual for roof tiles to become cracked and broken during a storm. When the roof tiles on a home are damaged, they can put the interior of the home at risk of water damage, mould and wood rot.
As part of the pre-purchase building inspection process, your building inspector will give your roof a thorough inspection and note any cracked or broken tiles.
Get a Professional Opinion
For a definitive answer on what has caused the tiles to crack, invest in a pre-purchase building inspection. Your building inspector will analyse the cracks in the tiles to diagnose the issue and note any other red flags.
Following the inspection, you’ll receive a detailed report outlining the location of the cracked tiles, the severity of the issue and the suspected cause. Repair recommendations and the timeframe they’ll need to be completed within are also included.
This comprehensive report enables you to make an informed choice about whether to proceed with the purchase and can potentially give you bargaining power to negotiate a lower price.