Foundation Cracks

Cracked Foundation Walls It’s not uncommon to find cracks in a home’s foundation. Foundation cracks can be non-structural or structural. It is good news when a home inspection reveals that cracks are non-structural. However, it’s important to note that these cracks can become problematic in the long term because water can seep in through the cracks and widen them over time, eventually causing structural damage. Luckily, non-structural cracks are easy to repair. Non-structural cracks are caused by lateral pressure from the soil outside the home (pushing inward) and are less than 1/8” wide. They can usually be repaired by injecting urethane into the crack, which will strengthen the concrete, seal the crack, and prevent further cracking or seepage.

Structural cracks represent a more significant problem. They result from severe soil pressure, and they mean the house has shifted or settled to the point where its weight has become unstable – and dangerous. You can tell a structural crack because it will typically appear as part of a pattern such as at an angle from lower corners of the wall. These cracks are usually wider than 1/8”. They can be repaired in several ways, usually involving metal braces and concrete piers. This is a job that must be assessed and performed by trained engineers and building professionals and can be a costly repair.

Spalling Repair Video