[TimT]

Just from parsing the pictures, it looks like these cracks and displacements of the basement slab and retaining walls were sudden, rather than cracks that occur from natural settlement.

I would need to see the place in person to offer any more advice...the pictures you supplied show fairly fresh failures.....in the lower patio there is no evidence of anything growing......and with all the vines in your pictures...

The retaining wall? is that the same wall as pictured in lower patio?


There are remedie$$ for retaining walls that were ill designed, soil nails, tie backs, etc.. The remedies depend on soil conditions...

Do you know if any other properties in the area have settlement/displacement problems?