One of the most common concerns with owning a house is finding cracks in its foundation. In most cases, these issues are not big enough to warrant major repairs. Cracks are usually not dangerous, but they can sometimes indicate structural issues.
This article will help you interpret foundation cracks and will explain the various types you may see in your home. While many home inspectors have special training, they are not always good sources for evaluating cracks in your home. An experienced structural engineer is best to help evaluate these issues.
Table of Contents
Types of Foundations:
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Concrete Slabs Foundations
The standard concrete slab foundation is commonly used for home construction. It’s a block of concrete that’s made up of steel rods and drainage pipes. Since a slab is a block of concrete between four and eight inches thick, it serves as the home’s foundation.
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Basement Foundations
These types are common in many areas across the country. Aside from being beneficial for structural reasons, basements also function well as they support the building’s top surface. In most cases, these foundations are constructed with concrete pillars that support the home’s footing.
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Crawl Space Foundations
A crawl space is a type of foundation that’s used for creating small basements in homes. It’s usually constructed with concrete pillars and small structures to support the home. They are never more than four feet in height.
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Pier Foundations
Pier foundations are typically constructed using square or circular concrete pads located along the outer perimeter of a home. These components are then secured using steel rods or wood posts.
Types of Foundation Cracks and How to Fix:
Diagonal and Vertical Cracks
If you find vertical cracks in your block foundations, they are most likely not caused by shrinkage but indicate a more serious issue. This type of crack appears when the concrete in the foundation settles in the middle section of the wall. It’s called a shrinkage crack.
Horizontal Cracks
Horizontal cracks can often indicate a more serious issue. These are often caused by water pressure from outside of the wall and may lead to foundation failure. Soil and water pressure are the foundation’s natural enemies. If they are not designed to handle these forces, they can create cracks that can cause serious damage.
Stair-Step Cracks
These types of cracks are usually formed by the joint at the end of a brick or concrete foundation wall. The crack then moves up or down. Stair-step cracks can be a dangerous issue for homeowners.
Repairing Vertical and Diagonal Cracks
The vertical and diagonal cracks in your foundation are most often signs of settlement and not structural damage. Sometimes, homeowners will try to repair a crack by chiseling out a V-groove into the hole and then filling it with cement. This method will not repair the issue permanently and may cause the concrete wall to fluctuate. These can be fixed with epoxy injections by a professional. If the crack gets bigger, it may lead to needing structural repairs.
Repairing Horizontal Cracks
Some techniques involve the use of high-strength strapping to secure the wall. Others involve the removal of the foundation. Sometimes, reinforcement posts and braces are installed in the basement of a home to support the foundation. It is also possible to use anchors to secure the wall.
Repairing Stair-Step Cracks
If the cracks are only found in the mortar joints near the bricks or block, they can be repaired by simply applying a coat of mortar. If your home has stairs that are displaced by a crack, it could be considered a structural issue that needs to be repaired. Also, if the cracks extend through the blocks, it could threaten the structural integrity of your house. If you see bricks or blocks that have been displaced, call a professional to investigate the issue.
No matter what type of foundation crack you have found in your home, it should be taken seriously. It is best to get advice from a professional foundation repair service such as ’58 Foundations.
