Omar Bennett
Foundation cracks are a common problem for homeowners, and while some cracks may be benign, others can indicate serious structural issues. The challenge is knowing which is which. The direction and location of the crack, as well as its size, can all be indicators of how serious a crack is. For example, vertical cracks are less serious than horizontal cracks and do not pose a structural threat. Hairline cracks are also common and usually cosmetic. However, if a crack is more than 1/4 inches wide, this could indicate more serious structural damage. If you're unsure, it's always best to get a professional opinion.
| Characteristics | Values |
|---|---|
| Width of the crack | More than 1/4 inches indicates a serious structural issue |
| Direction of the crack | Horizontal cracks are more serious than vertical or diagonal cracks |
| Water infiltration | Water around the crack or dampness indicates a water infiltration issue |
| Unstable wall | If one side of the crack is pushed in, it indicates movement and requires immediate attention |
| Bulging | Even a slight bulge accompanying a crack is a cause for concern |
| Stair-step pattern | Indicates differential settlement, which can cause major problems for structural integrity |
| Water pooling | Water pooling near the foundation can cause cracks and should be prevented |
| Gutters | Clogged gutters can cause water to overflow and run down the house |
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What You'll Learn
- Cracks exceeding 1/4 inches wide should be handled by a foundation professional
- Horizontal cracks in your basement foundation are serious
- Cracks that allow water infiltration are a cause for concern
- Structural cracks indicate a major problem and should be addressed immediately
- Cracks that are less than 1/10 inch wide are non-structural and don't threaten the building's integrity
Cracks exceeding 1/4 inches wide should be handled by a foundation professional
While some foundation cracks may be harmless, others can indicate serious structural issues that should not be ignored. Cracks exceeding 1/4 inches wide should be handled by a foundation professional.
Foundation cracks are typically found in the basement or foundation wall. They usually form in the middle of the wall and run parallel to the floor. These cracks can result from hydrostatic pressure caused by saturated, expanding clay soil, or freeze-thaw cycles. Soils rich in clay can expand and contract with changes in moisture, pushing against your foundation. This continuous movement can cause horizontal cracks and bowing walls, indicating severe structural damage. Left untreated, these cracks can lead to interior damage, water infiltration, and even total structure collapse.
Vertical cracks, on the other hand, are less serious and do not pose an immediate structural threat. They commonly occur in poured foundations and are caused by the foundation settling over time or the natural concrete curing process. However, vertical cracks can still require attention, especially if they are accompanied by water infiltration. If water is seeping into your basement through a vertical crack, a professional should be consulted.
Diagonal cracks are also typically the result of normal settling and are not a significant cause for concern. However, if a diagonal crack continues to grow, it is recommended to contact a foundation professional for guidance.
If you notice any bulging or inward movement of the wall accompanying the crack, it is essential to call in a foundation expert immediately. This movement could be due to hydrostatic pressure or differential settlement, indicating more significant issues with your foundation.
To prevent foundation cracks and maintain the integrity of your home, it is crucial to ensure proper drainage around your foundation. Keep drains, gutters, and downspouts clear and consider regrading your yard to slope away from the foundation. Regular maintenance and prompt attention to small cracks can help avoid more significant problems down the line.
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Horizontal cracks in your basement foundation are serious
Foundation movement can be caused by several factors, including unbalanced soil, temperature changes, soil pressure, and soil shrinkage. In regions with freezing temperatures, freeze-thaw cycles can cause the soil to expand and contract, putting pressure on your basement walls. Over time, this can lead to horizontal cracks and even cause the walls to buckle inward, resulting in a loss of structural support.
Hydrostatic pressure is another common cause of horizontal cracks. Poor drainage around the foundation can lead to excess water in the soil, which increases hydrostatic pressure and pushes against the foundation wall. If not addressed, this pressure can cause the wall to bow inward and eventually collapse.
If you notice horizontal cracks in your basement foundation, it is crucial to take immediate action. Contact a foundation repair contractor or a structural engineer to inspect the damage and recommend repairs. Common repair solutions for horizontal foundation cracks include carbon fiber wall straps, wall plate anchors, and helical tieback wall anchors. These solutions work to close the cracks, halt inward bowing, and stabilize the foundation wall, helping to ensure the safety and integrity of your home's structure.
While foundation cracks can be worrying, it is important to remember that most horizontal cracks can be successfully repaired. By taking prompt action and seeking professional guidance, you can protect your home and prevent further damage. Additionally, regular maintenance and proper drainage systems can help reduce the likelihood of future issues.
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Cracks that allow water infiltration are a cause for concern
Water infiltration is when water unintentionally enters your home's foundation or basement. This often occurs through cracks, porous concrete, or poorly sealed joints. Once inside, water can spread behind walls and under floors, causing damage that can threaten your entire home.
Even small cracks can allow water to enter, especially during rain or snow melt. Groundwater can build up outside basement walls and push through small openings due to pressure buildup. Older homes may lack proper waterproofing materials, and previous repairs may have deteriorated over time. Delaying repairs or ignoring signs of water infiltration can lead to structural damage and widespread mould growth, which poses serious health risks.
If you notice water around a crack, you may have a water infiltration issue. This can occur regardless of the type, underlying issue, or width of the crack. You should routinely inspect all cracks to monitor for water intrusion. If water or moisture is the only issue, it can be addressed with DIY foundation crack repair, but a professional should be called to ensure the work is done properly and to address any underlying problems, like poor drainage outside.
If you can fit a coin in a crack, it's time to waterproof it from the outside. Exterior waterproofing bridges cracks or faults caused by movement. You can also seal visible cracks with high-quality injection methods (like epoxy or polyurethane) to stop water in its tracks. It's also important to ensure that your property slopes away from your foundation and that gutters and downspouts direct water away from your home to control moisture levels inside your basement and reduce the chances of mould and mildew.
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Structural cracks indicate a major problem and should be addressed immediately
Foundation cracks are a common problem, but they are not "normal". While some cracks may be benign, others can indicate serious structural issues that should not be ignored. Understanding the difference is crucial to maintaining the integrity and safety of your home.
Horizontal cracks in your basement foundation are often a sign of severe structural damage. They are usually caused by unbalanced soil and hydrostatic water pressure pushing against your foundation wall. Over time, this can create unbalanced pressure on your foundation wall, resulting in horizontal cracks. Eventually, these cracks can cause walls to buckle inward, leading to a loss of structural support and, in extreme cases, total structure collapse. Therefore, if you notice horizontal cracks in your basement foundation, it is essential to call several foundation crack experts to get opinions and repair options as soon as possible.
Vertical cracks, on the other hand, are less serious and do not pose a significant structural threat. They are commonly found in poured concrete foundations and are caused by the foundation settling over time or the natural concrete curing process. While they can be unsightly, they can often be treated with an epoxy or polyurethane crack injection repair kit. However, if there is moisture present or the crack is wider than 1/4 inch, it is recommended to consult a professional as it may indicate a more serious issue.
Diagonal cracks are also typically the result of normal settling and rarely pose a serious threat to the structural integrity of your foundation. However, if water is leaking into your basement through a vertical crack, it is crucial to have a professional assess the situation.
Stair-step cracks are another type of foundation crack that can indicate differential settlement, where a portion of your foundation sinks into the ground more quickly than the rest. These cracks can lead to major problems for the structural integrity of your foundation and should not be ignored.
In summary, while some foundation cracks may be minor and cosmetic, structural cracks indicate a major problem and should be addressed immediately by consulting foundation repair contractors or structural engineers. By taking prompt action, you can prevent more extensive and costly repairs in the future and ensure the safety and integrity of your home.
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Cracks that are less than 1/10 inch wide are non-structural and don't threaten the building's integrity
While any crack in your foundation is a sign that something is wrong, not all foundation cracks affect your home's structural integrity. Cracks that are less than 1/10 inch wide are non-structural and don't threaten the building's integrity. These are usually caused by concrete shrinkage and are common in new construction foundations. They usually appear within a year and are caused by the settling and drying of the new foundation. Such cracks are often vertical and can be treated with an epoxy injection or expandable foam.
Hairline cracks are also common and are not an indication of a major issue. They are usually caused by the normal settlement of the foundation into the soil. As the concrete and the structure above adapt to and cause changes in the soil, you will see hairline cracks forming on the walls and the slab. Provided they are less than 1/8 inch wide and aren't leaking water during rainfall, you likely don't need to worry about basement floor cracks, slab cracks, or settling cracks on your foundation walls.
However, if the concrete around the crack looks or feels damp after rainfall or you see water around the crack, you may have a water infiltration issue. This can occur regardless of the type of crack, the underlying issue, and how wide the crack is, so you should routinely inspect all cracks to monitor for water intrusion. If water or moisture coming through the crack is the only issue, it's possible to do some DIY foundation crack repair, but it's recommended to call in a professional to ensure the work is done properly and to address any underlying problems, like poor drainage outside.
If one side of the crack is pushed in so the concrete is not flush or even on both sides of the crack, that indicates that there's movement. You should contact a professional to inspect the foundation immediately. This could be a result of hydrostatic pressure if the crack appears on your foundation wall or differential settlement if it appears on your slab.
To prevent foundation cracks, it's important to keep water away from the house. Make sure to keep drains, gutters, and downspouts clear of debris so water can't pool near the foundation. If water tends to collect around the foundation during and after rainstorms, even when your gutters and drains are clear, consider a landscaping makeover to regrade your yard and keep plant roots away from the foundation.
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Frequently asked questions
A major crack in the foundation is one that threatens the structural integrity of the building. This could be due to various factors such as the size of the crack, the presence of water infiltration, or the unevenness of the concrete on either side of the crack.
Here are some signs that a foundation crack may be a cause for concern and may require professional attention:
- The crack is wider than 1/4 inches or 3/16 inches, according to the National Association of Home Builders (NAHB) standard.
- Water infiltration or moisture is observed around the crack, indicating a potential water intrusion issue.
- One side of the crack is pushed in, indicating movement and potential hydrostatic pressure or differential settlement issues.
- The foundation wall feels uneven, indicating a potential structural issue.
- Horizontal cracks are observed, which are often caused by freeze-thaw cycles, hydrostatic pressure, or unbalanced soil conditions and can lead to severe structural damage.
If you suspect a major crack in your foundation, it is recommended to take the following steps:
- Contact a foundation contractor, structural engineer, or experienced foundation repair contractor for a professional inspection and repair estimate.
- Monitor the crack regularly for any signs of expansion or moisture seepage.
- Address the issue promptly to prevent further damage and potential structure collapse.
- Consider exterior waterproofing and sealing to prevent water intrusion.
