Foundation issues threaten the integrity of your home. They may begin as minor cracks, but untreated they can result in bowed walls, sloped floors and doors and windows that no longer shut properly.
The right solution depends on the root cause of the problem. Low-cost options like epoxy crack injection can correct minor damage, but longer-term stability requires higher-cost solutions like piers.
Cracks in the foundation can be a sign of serious structural problems. However, not all cracks are of the same type and severity, and some can be corrected without a full overhaul of your home’s structure. Understanding different types of cracks can help you identify when it is time to call a professional for evaluation and repair.
Hairline Cracks
These thin, superficial gaps less than 1/8 inch wide are common in new construction as concrete cures and settles slightly. If they remain narrow and don’t widen over time, they are considered cosmetic and do not pose any immediate threat to the stability of your home. However, it is wise to monitor them over the years to make sure they don’t increase in size or widen.
Stair-step Cracks
These broad, horizontal cracks often appear in brickwork, running side to side in a stair-step pattern. They typically indicate uneven settling or moisture issues and are a strong indicator that you need to get your foundation checked out by a professional.
Widening Cracks
Widening cracks are typically more concerning than the smaller, hairline cracks described above. They can lead to leaking in basements and crawl spaces and may also be caused by soil expansion or compaction problems. The soil around a house shifts and expands as it dries, so the foundation must adapt to these changes. This often results in a widening crack that can damage the foundation over time if it is not addressed quickly.
Horizontal Cracks
Generally, horizontal cracks in the foundation are more severe than vertical ones. They can cause water seepage and undermine the foundation, posing significant structural risks to your home. These cracks are usually the result of soil movement, and can occur due to poor drainage, faulty construction practices, and drought conditions.
As with all cracks, it is best to have any large or widening cracks in the foundation evaluated by a professional as soon as possible. A trained and experienced contractor can evaluate the severity of the issue and recommend the most effective repair methods, ranging from sealing minor cracks to installing push or helical piers for stabilization.
Structural Defects
Cracks in walls and a shifting foundation are just one of the signs that your building may have serious structural defects. These defects can also cause serious water intrusion problems and damage to interior structures, as well as allow pests and other elements into the building. In the worst cases, these problems can compromise the safety and health of occupants and increase the cost of maintenance, repairs, and replacements.
Structural issues can include sagging or uneven floors, the inability to open or close doors and windows, and heaving and shifting of basement slabs. These problems are a clear sign that the structure is not stable, and should be investigated by a professional as soon as possible.
These problems are typically caused by poor design, use of inferior materials, and inadequate construction techniques. Design flaws can lead to load miscalculations or insufficient support, while using lower quality materials can result in faster degradation under normal environmental conditions. Insufficient oversight and inspections can also result in these types of problems.
Some of these problems are not easily fixed, and may even be irreparable. This can lead to significant financial loss, including the cost of a new foundation, as well as other repairs and maintenance. It can also affect the value of a property and can put occupants’ lives at risk.
The best way to prevent these problems is to build on a solid foundation. But, even when this is done, it is important to watch for any potential issues. The most obvious warning signs of a problem are cracks in walls and ceilings, sagging or uneven floors, and movements or shifts in the foundation.
If you notice any of these problems, contact us right away. Our team will be able to assess your case and advise you on the best course of action. We can also help you file a claim against the builder, contractor or product manufacturer responsible for the defect. We will work hard to get you the compensation that you deserve. We understand that a decision to seek compensation is often frightening, but putting off the repair process will only make the problem worse and could potentially cost you more money.
Water Damage
Many home owners ignore foundation water damage, even though it could be the source of other issues. If a problem is left untreated, it may cause mold, mildew, and other problems that can affect indoor air quality and health. Some signs of foundation problems include dampness, cracks in walls, and a musty smell that doesn’t go away. A professional can assess the situation and determine what needs to be done to repair it.
Some signs of foundation problems are easy to see, like cracks in the brick or blocks of a basement wall, stair-step or “stair rod” cracking in concrete slabs, and bowing or bulging walls in brick homes. Other signs of a problem are less obvious, such as soil that moves around the foundation, which can result in damage to walls and foundation footings, especially if the soil expands.
Inspecting the area underneath a home can reveal more signs of trouble, including a musty odor, which indicates there is mold or mildew present. This can be caused by water damage to the foundation area, which is usually a sign of a problem with drainage. Inadequate drainage can occur due to clogged gutters, downspouts that don’t direct water properly, broken water lines, improper grading around the house, and other factors.
Another issue that can affect drainage is soil erosion. The sand or clay that makes up the foundation soil can wash away over time, which can lead to a loss of support for the foundation. In addition, water pressure can build up in the soil and push against the foundation, causing cracks.
Some of the solutions for these issues include installing drainage systems and repairing or replacing gutters. In cases where water is pushing on the foundation, a contractor can raise or stabilize the sunken area by pumping in mud or cement slurry. For severe problems, a contractor can install “wall anchors,” which are metal plates in the yard (installed by excavating) and steel rods buried horizontally that connect to the foundation walls. The anchors can be tightened to stabilize and straighten the walls, but a serious problem may require excavation of parts of the foundation and rebuilding it from the inside.
Damaged Walls
If your home has bowing walls or severe foundation shifts, you should call a professional right away. These are major structural problems that can significantly compromise the safety and value of your home, but they can be permanently fixed by a foundation repair contractor. Bowed walls are caused by expansive soils or hydrostatic pressure that force inward against your foundation. The most common symptoms of this problem include horizontal cracks running along your foundation wall, stair-step cracking near corners, and inward bulges.
Floors that slope or feel uneven underfoot, sticking doors and windows, and sagging ceilings are also warning signs. A system of foundation piers can lift your house back up and stabilize it to prevent future movement.
If you notice that the expansion joints between your concrete foundation blocks are becoming separated, it’s a serious sign of damage. The joints help to flex and move with changes in temperature, but if they become separated, water can seep in and cause further issues.
Smaller cracks in your foundation can be filled with epoxy injections or polyurethane foams to seal the cracks and prevent further water infiltration. For larger cracks and those that are accompanied by shifting walls, a professional can install concrete reinforcing rods or carbon fiber strips to stabilize your foundation.
A cracked basement foundation may be a result of poor construction, shifting soils, or plumbing leaks. A professional inspection can determine the root cause of the problem and recommend the best solution for your specific situation.
It’s important to inspect your foundation regularly and keep an eye out for early warning signs. Inspect the outside of your home, check the interior walls for cracks, and pay attention to how well doors and windows open. You should also keep an eye out for any sagging floors or gaps under baseboards, which could indicate that your foundation is starting to shift or sink. Foundation repair professionals can install wall anchors or foundation piers to stabilize your foundation and prevent further damage. They can also correct bowing and buckling foundation walls by installing steel rods that attach to the soil anchor and wall plates to distribute clamping pressure and straighten the walls for a permanent fix.
