The foundation is an integral part of a home’s structural integrity. It supports the home’s weight and adds stability and strength. It protects against external elements but is vulnerable to forces like heavy rainfall, soil conditions, and hydrostatic pressure. Serious foundation issues often start with minor warning signs like cracks, bowing, and leaks. Inspecting the foundation regularly and identifying such issues is critical to protect the foundation’s health.
Cracks are the most prominent signs of foundation problems. They indicate pressure on the foundation from external sources. Homeowners need to understand the causes and fixes of foundation cracks to protect their homes from long-term damage. This blog explores easy DIY fixes, professional foundation repair solutions, and preventive measures for foundation cracks. By taking preventive measures and performing DIY repairs, homeowners can save thousands and their peace of mind by protecting their foundations.
Understanding Foundation Cracks
Cracks are the first sign of damage, whether you have a concrete or a basement foundation.
Causes of Foundation Cracks
Major causes of foundation cracks are soil settlement, water intrusion, temperature fluctuations, and tree roots. Freeze-thaw cycles in the winter and poor construction with inadequate materials and poor techniques also lead to foundation cracks. These factors cause the soil around the foundation to expand and contract, putting pressure on the walls and causing cracks.
Types of Foundation Cracks
Understanding different types of cracks and their severity helps to select the correct repair methods for your foundation.
Shrinkage Cracks: These hairline cracks (less than 1/16 of an inch) appear as the concrete dries and are normal and harmless. They are not structural but should be monitored.
Settlement Cracks: These are usually vertical cracks caused by foundation shifting or settlement. They are not a major concern, but might widen and allow water to seep in.
Heaving Cracks: These are caused when the soil beneath the foundation expands due to moisture. They are usually horizontal and indicate structural problems that professionals should address immediately.
Diagonal Cracks: These cracks are often found in corners and signal serious foundation issues like uneven settlement.
Stair-Step Cracks: These are common in bricks and concrete foundations. They create a zigzag pattern, indicating a problem with the foundation’s footing.
Not all foundation cracks are dangerous. Some are minor cosmetic issues, while others are indicators of structural problems. However, all cracks should be monitored to see if they widen and signal structural issues.
Effects of Foundation Cracks
Cracks usually seem minor, but can lead to multiple problems in the house. Even the smallest cracks lead to pest infestations. As they expand, they slowly let in water from the outside, causing leaks. Ignoring cracks for too long can lead to uneven settlement and, in worst cases, structural collapse. These create unsafe living conditions and depreciate the market value of the property.
How to Fix Foundation Cracks
Foundation cracks aren’t just cosmetic issues but indicators of serious foundation problems. Select the correct repair solution for your home’s foundation based on the type of cracks and severity of damage.
DIY Repair Techniques
Epoxy Injections are the most common and easy fixes for cracks under ¼ inch. A tube of epoxy can easily seal cracks as it bonds well. It is used in construction as it can bear heavy loads. You can simply squeeze the tube and fill the crack properly. It will bond with the concrete, sealing the crack and preventing future leaks.
Polyurethane Foam is mainly used to repair concrete issues. The foam is injected into the crack, where it expands and fills the gaps. It is mainly used for cracks with water leaks.
Concrete Patching Compound is another easy solution for surface cracks. The compound sets quickly, fixing the issue in no time.
Crack Sealant: You can paint a coat of sealant over the crack to prevent further structural issues.
Minor cracks can easily be fixed with sealants at home. Monitor them for a few months to identify their cause and severity. If they do not get larger than ¼ of an inch, repairing them on your own is okay.
Professional Repair Solutions
Any cracks that are horizontal, bigger than ¼ of an inch, and accompanied by water leaks require professional repairs. These solutions focus more on the cause to prevent future damage.
Mudjacking
Foundation settlement often leads to concrete slabs cracking and sinking. Mudjacking is the process of drilling holes under a sunken slab and pouring a mixture of sand, soil, or cement through them. This lifts the slab back to its original position, and the holes are cleaned and patched. Polyurethane foam and stone slurry grout can also be used as alternatives to mudjacking.
Underpinning
This is a solution to improve a foundation’s load-bearing capacity, stability, and performance. It involves retrofitting the foundation when it fails or shows distress. Concrete piles, steel beams, helical piers, micropiles, or grout injections are inserted below or around the foundation to provide additional support and restrict movement.
Foundation Piers
Helical or push piers are other options to support the foundation. They are drilled deep into the ground until they meet stable soil or bedrock. Then, they are attached to the foundation to provide support and prevent further sinking.
Wall Braces/Carbon Fiber Straps
These solutions are used for cracked or bowing basement walls. They are designed to support and stabilize bowing walls to prevent further bowing and damage. Corrosion-resistant steel beams and high-strength carbon fiber straps seal cracks and stabilize the foundation. They help strengthen and stabilize the foundation by protecting the foundation walls.
Waterproofing Techniques
Installing French drains, sump pumps, dehumidifiers, and membrane systems helps prevent water damage by diverting water from the foundation.
Preventing Future Foundation Cracks
Preventing foundation cracks helps to maintain the foundation’s health and the home’s structural integrity. Follow these regular maintenance tips to preserve your property:
Drainage System
Water is the most damaging element for a home’s foundation. Installing and maintaining gutters and extending downspouts helps divert rainwater from the home. French drains and a drain tile system around the foundation collect water and divert it from the home, keeping the foundation safe and dry.
Soil Conditions
The soil around the foundation puts pressure on it and causes cracks, bowing, and leaks. Maintaining the moisture level ensures that hydrostatic pressure is reduced and foundation movement is prevented. The soil should be watered regularly during dry spells with a soaker hose system.
Landscaping
Trees and other structures nearby also put pressure on the foundation. The roots of large trees can draw out moisture, damage foundation walls, or lead to soil movement, causing foundation settlement. Large trees should be planted at least 15 feet away from the home. The soil around the foundation should be sloped downwards to let water flow naturally from the home.
Inspection and Maintenance
Regular inspections are necessary for foundations, especially after heavy rain, storms, or seasonal changes. Professional inspections identify hidden and minor issues early to prevent serious issues in the future. You can monitor small cracks and fix them with sealants at home. If you notice any serious issues, hiring professional foundation repair services immediately will help limit the issue from damaging the entire home.
Fixing Foundation Cracks
Ignoring foundation cracks as a minor issue is a mistake most homeowners make. It can damage the foundation and weaken the structural integrity of the entire home. Identifying and addressing foundation cracks on time is essential to prevent costly damage repairs. Fix minor issues with sealants, and take professional help for serious issues like foundation settlement and water damage.
