Repair cracks in your foundation

Size does matter when it comes to cracks in your foundation. When to fix it yourself and when to call in the experts

By Shelagh McNally

bricks

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Every home is going to have cracks in its foundation. What’s important is figuring out when a crack is simply the house settling or whether it’s an indication of something more serious.

Identifying the direction and size of any crack will help you determine whether it’s something you can fix on your own or whether you need to call in the experts.

Pay attention to the crack’s direction

If your crack is horizontal, then breathe easy. Usually horizontal cracks are the least troublesome. Vertical cracks or those in the shape of a staircase are more worrisome since they usually signal a more serious problem.

Size does count

The real test of any crack is its size and placement. Smooth, even hairline, cracks are usually not serious and a quick repair is all that is needed to prevent them from turning into something more serious.

Any crack with an accompanying slant or bulge–in any direction–is serious. The same goes if the crack is large enough to put the tip of your pinky into or if it’s leaking water. These types of cracks need to be assessed by an expert before any repairs can be done. In this case you would call a foundation expert.

When horizontal cracks are a problem

Horizontal cracks are most common in concrete block and brick foundations, but they can also show up in poured concrete foundation. Usually they are the result of frost damage after freezing temperatures shrink the concrete, but they are also caused by excessive pressure on the foundation from wet soil.

Long, horizontal cracks extending the full length of any outside wall should be investigated closely. A bulging crack can indicate a wall sliding off its footing or other stresses on a supporting wall.

To test any horizontal crack, Eric Villeneuve, a foundation expert at Home Depot, recommends placing a level against the crack. “If there is a bulge of more than a centimetre (½ inch) or if the crack is pushing out one side creating a small ledge, then it’s not something that can be quickly repaired,” he says.

Monitor vertical cracks carefully

Vertical cracks can be alarming, but don’t immediately panic if you see one. First test the size. If it’s a uniform hairline, then a quick repair is warranted. It’s when the crack is no longer uniform that you have to start worrying.

According to Tim Carter, the expert behind Ask the Builder, the key is to monitor the width of the crack. “Make a mark somewhere along the crack and measure it accurately with a ruler that has millimetre markings. If the crack starts to get wider at the top or bottom, it could be trouble.”

Cracks that extend beyond the soil level can also be trouble–the cracks may extend down into the bottom of your foundation. You may need to dig further to investigate.

Test step cracks closely

Step cracks, so named because they resemble a staircase, are cracks along the mortar joints of a foundation. Like horizontal cracks, it’s important to measure their width. If they are wider at the top than the bottom or if they are larger than half a centimetre (¼ inch), call in the experts. One side bulging in or out (known as differential displacement) is usually an indication of severe foundation movement and crumbling supports.

Repairing hairline cracks

Don’t procrastinate with cracks–minor problems can quickly become major problems. “Hairline cracks can become bigger and potentially let water into your foundation, causing even more problems,” says Villeneuve. “The quick repair of small cracks always pays off.” There are plenty of choices on the market for quick-fix products. The best are going to have some kind of polymer in the mix, since this offers flexibility against frost, as well as being waterproof. Polymer concretes are usually a mixture of epoxy, polyester, vinyl ester with a coarse aggregate, such as gravel or crushed stone, and a finer aggregate or sand. Most come pre-mixed and cost between $10 to $20—a fairly inexpensive solution to a potentially serious problem.

The cheapest solution: prevention

Many foundation problems can be traced back to moist soil, and poor drainage is usually the culprit. Maintaining your eavestroughing and preventing water from building up around your home is the simplest way to prevent cracks in your foundation.


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