FOUNDATION cracks
Foundation Cracks & Repairs
Understanding Foundation Cracks
Not all foundation cracks are created equal. Some are harmless, while others indicate serious structural issues. Here’s a breakdown:
Shrinkage Cracks:
- Appear as concrete dries and shrinks.
- Usually begin near the floor and do not reach the top of the foundation.
- Non-structural.
Settling Cracks:
- Occur as a home settles over time.
- Often wider at the top and may or may not reach the bottom.
- Non-structural.
Cold Pour Cracks:
- Horizontal seams that angle upward, formed when concrete sets between consecutive pours.
- Not structural, but can allow water intrusion.
Structural Cracks:
- Buckling, bowing, stair cracks, or cracks running vertically or horizontally.
Can compromise the structural integrity of the home.
- Most common in Brick, Field Stone and block-built foundations; rare in solid cement foundations.
Leaking Solid Foundation Wall Cracks
Interior Repairs
Our interior repair system, developed in the early 1970s, comes with a transferable 10-year warranty.
Process:
- Mechanically scrape wall to bare concrete, removing old paint or previous repair materials.
- Cut a groove along the crack and fill with hydraulic cement.
- Apply a heavy-grade epoxy and rubber coating over the cement.
- Materials bond together, stopping active leaks while allowing the crack to expand and contract naturally.
Key Benefit: Water pressure is relieved without eroding the foundation. Inspections over 50 years show no foundation erosion from these repairs.
Exterior Repairs
Exterior repairs are warrantied for life and transferable.
Process:
- Excavate a trench to slightly below the foundation footing (1–8+ feet deep depending on burial).
- Clean and dry the wall.
- Apply a primer and two layers of sheet rubber membrane, overlapping the footing for maximum protection.
- Groundwater pressure pushes against the repair, helping it hold.
Key Benefit: Double membrane ensures long-term water protection. One layer works, but two layers offer extra security.
Block Foundation Wall Cracks
Structural vs Non-Structural:
- Some cracks are harmless and require only monitoring.
- Structural cracks require carbon fiber, steel wall supports, support buttresses, or foundation underpinning. Ignoring these can lead to wall failure, requiring complete replacement.
Leaking Block Cracks
- Must often be repaired both interior and exterior.
- Water can enter through block cavities, pipe penetrations, mortar joints, or wall fractures that are near the crack and travel through the block cavities causing water to leak through the crack.
- Interior repair: Cut, fill with hydraulic cement, epoxy, and rubber.
- Exterior repair: Excavate and apply double-layer sheet membrane.
- In some cases, installing a French drain is recommended to manage water flow.
***Water leaking into a block, brick, or stone foundation can cause serious structural damage if left unrepaired. When moisture becomes trapped inside the foundation, it begins to weaken the lime in the concrete, leading to cracking and deterioration. Over time, this can progress into significant structural foundation problems. Prompt and proper repair is essential to protect the integrity of your home.
Non-Leaking / Non-Structural Cracks:
- Stucco cracks that are on the outside cement coating that’s applied over the foundation wall surface. Sometimes, only the stucco is cracked because it’s not bonding
- Common method: Cut with a diamond blade, fill with hydraulic cement, and coat with silicone rubber.
- Small fractures may only need a silicone caulk bead.
- These repairs do not guarantee water prevention and are not warrantied against water leaks.
This section ensures homeowners understand the types of foundation cracks, their risks, and the appropriate repair methods for both solid cement and block foundations.