Basement Foundation Cracks

Foundation cracks are common in old homes as well as in new homes once they settle.

Basement foundation cracks.

Foundations are rigid and tend to crack over time. Within a year after construction hairline cracks about the width of a sewing thread commonly appear on the inside of basement walls most often near windows and doors or in the corners of the. 1 non structural foundation crack. For cracks that are wider at the bottom the foundation is likely heaving and the center is dropping.

Foundation crack repair is a necessary step in waterproofing and maintaining your foundation s structural integrity to prevent costly incidents from occurring. To permanently patch the crack we used an epoxy injection system from polygem called the liquid concrete repair kit about 60. Despite the lack of structural threat in this case water seeping into your basement is still a serious matter that requires attention. We repaired a foundation wall which had an 8 ft long crack that leaked water into the basement during periods of heavy rainfall.

A non structural foundation crack is one that does not pose a threat to the structure of the home and typically only results in leaks during rain storms or when snow is melting. Correction of foundation and structural problems can be very costly and occasionally foundation cracks will be a warning sign of other structural issues with a home. Foundation cracks usually only mean that you may get a little water seepage into the basement during a heavy rain but they can also be a symptom of severe and dangerous structural problems. Minor cracks though unsightly are not normally cause for alarm.

Cracks that present wider at the top usually mean the foundation is dropping or the center of the foundation is heaving. Cracks at an l shape section such as where a foundation steps down to follow a hillside are probably shrinkage cracks especially if they meander and taper down to a hairline. Major cracks on the other hand indicate substantial movement and can undermine the home s structural integrity. I will admit that if you have a crack or cracks in your house s foundation you have a problem but the problem is very often not a big one.

Either way calls for a structural engineer visit to evaluate your situation. Another common type of crack that you may encounter is a diagonal crack that runs along your foundation or basement wall at a 30 75 degree angle. Therefore you can t just ignore cracks in a foundation or concrete slab. This type of crack may be a thin hairline crack but will likely be wider at one end than the other.