In actuality, the foundation is the very base of our houses and structures. However, cracks can occasionally occur in foundations despite their strength. These foundation cracks can indicate more serious structural issues that require immediate attention, making them more than just aesthetic concerns. This article provides professionals and homeowners with an overview of foundation repair by delving into the specifics of foundation cracks and their fixes.
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Causes of Cracks in the Foundation
Although disturbing, foundation cracks are a common occurrence in many buildings. They may result from a variety of causes:
- Natural Settling: A building will often “settle” over time. This indicates that there may be some minor cracking as the structure adapts to its own weight and the ground beneath it.
- Ground Movement:
The foundation may be strained by geological events like small earthquakes or ground shifting. Different degrees of foundation cracks may result from this movement, depending on its magnitude. - Root Invasion: Big shrubs and trees can pose a silent danger. Their roots may push against the foundation as they spread out and grow, cracking it.
- Water Pressure: When there is too much water in the soil around the foundation, it creates water pressure, also referred to as hydrostatic pressure. Both minor and serious cracking may result from the water’s pressure on the foundation walls.
- Incorrect Construction Techniques: Possibly the most avoidable factor, poor construction or the use of unsuitable materials can increase the foundation’s vulnerability to cracking.
Level of Foundation Crack Severity
Similar to medical symptoms, different foundation cracks indicate varying degrees of severity for the underlying condition:
- Hairline Fractures: Newly poured concrete frequently has these tiny cracks. They might not be a sign of a structural issue, but if they get through the wall, they could be a moisture entry point.
- Medium Cracks: Although not as serious as hairline fractures, medium cracks should still be watched for any indications of advancement.
- Wide Cracks: A professional should inspect any foundation crack larger than 1/8 inch. These fissures may be a sign of a serious structural issue that requires immediate attention.
The Importance of Fixing Foundation Cracks
When ignored, foundation cracks which are frequently written off as minor flaws can develop into serious risks. It is critical for both homeowners and real estate agents to comprehend the seriousness of foundation cracks and the need for foundation repair. Let’s examine the strong arguments for why fixing foundation cracks is crucial.
Safety Issues
A small crack in a dam wall can quickly grow into a larger break, endangering the structural integrity of the entire thing. The risk increases with the size of the foundation crack, endangering the stability of the entire building. Large cracks can cause floors to become uneven, walls to shift, and in the worst situations, a building to collapse catastrophically.
For homeowners, a compromised foundation poses a serious safety risk in addition to being a structural problem. Doors and windows may become jammed due to a shifting foundation, which could present fire escape risks. Furthermore, fixing foundation cracks is important for the occupants’ safety as well as preservation because of the very real chance of a building collapsing.
Value of Real Estate
A structure with a weakened foundation is doomed to collapse, much like a house of cards. Prospective purchasers are frequently hesitant to invest in properties with obvious foundation cracks because they are well aware of the risks and expenses involved in foundation repairs. This hesitancy can significantly lower a property’s market value.
Inspections are common before a property is sold. When found, foundation problems can be a serious warning sign that results in lower offers or stalled sales. Timely foundation repairs can prevent lost sales or last-minute price haggling for property owners.
Damage from Water
In addition to being a problem in and of themselves, cracks can lead to other problems. Water from rain, snowmelt, or general moisture can enter a building through foundation cracks, which can serve as channels, particularly in basements or lower levels. Buildings located in regions that frequently experience flooding or heavy rainfall should be particularly concerned about this intrusion.
Water intrusion does more than just make areas wet. Long-term moisture can cause a number of other issues, such as the growth of mold, which poses a health risk to locals. Mold spores can make allergies and respiratory disorders worse. Moreover, wood rot brought on by continuous moisture can jeopardize the building’s wooden components, including furniture and beams. This water damage can have far-reaching consequences, including costly repairs and health issues.
Types of Cracks in Foundations
Sorting the foundation cracks into different categories can reveal important information about their causes and possible fixes. A building’s foundation, or very base, bears a great deal of responsibility. It is essential that it stay strong and intact because it supports the entire structure. But it takes more than just identifying and repairing foundation cracks when they do occur. Knowing the kind and characteristics of these cracks can help identify where they came from, any dangers they might pose, and the best way to fix foundation cracks. To choose the best foundation repair plan, this classification is essential.
Vertical Cracks
Origin and Appearance: Vertical cracks are typically the most commonly observed cracks in foundations. As their name suggests, they run vertically, straight up and down, though some may deviate slightly, taking a diagonal path within a 30-degree range of vertical. These are typically the least harmful cracks, though they should still be monitored.
Cause: The predominant cause of vertical cracks is the natural settling or sinking of buildings. As buildings age, the weight distribution, soil compression, and other natural factors lead to slight shifts in the structure. This settling can lead to the formation of these vertical fissures.
Risk and Repair: In the world of foundation cracks, vertical ones are generally considered the least threatening. They don’t often signal severe structural damage. However, this doesn’t mean they should be ignored. While they may not compromise the building’s stability, they can let in moisture, leading to mold or water damage. The standard foundation cracks solution for these is epoxy injections, which can seal the crack and prevent moisture intrusion.
Horizontal Cracks
Origin and Appearance: Horizontal cracks run parallel to the ground, spanning side-to-side across the foundation or basement walls. These run side-to-side and can be of greater concern. Horizontal foundation cracks might suggest that there’s significant external pressure on the foundation, often from water or soil, which can push the wall inwards.
Cause: The causes behind horizontal cracks are more ominous. They’re usually a result of external pressure on the foundation walls. This pressure is often due to expansive soil or excessive water buildup in the surrounding ground, pushing against the foundation. Frost heave, where moisture in the soil freezes and expands, can also be a contributing factor.
Risk and Repair: Given their cause, horizontal foundation cracks are often considered more serious than vertical ones. If left unchecked, the continuous pressure might cause the foundation wall to bow or even collapse. Foundation repair for horizontal cracks may involve more intensive solutions like installing wall anchors or braces to counteract the pressure.
Diagonal Cracks
Origin and Appearance: These cracks take on a distinct diagonal path, running between a 30 to 75-degree angle. Running at a 30-75 degree angle, these cracks often point to differential settling of the foundation. This means that one part of the foundation is settling faster than another, which can be due to moisture differences in the soil or other external factors.
Cause: Diagonal cracks are often indicative of differential settling. This means that one part of the foundation is settling, or sinking, faster than another part. The primary cause behind this differential settling is uneven moisture levels in the soil surrounding different parts of the foundation. The soil can expand with excessive moisture or contract when it’s too dry, causing parts of the foundation to shift at different rates.
Risk and Repair: While not as concerning as horizontal cracks, diagonal cracks still require attention. If the differential settling continues unchecked, it can lead to more extensive structural issues. The foundation repair strategy for diagonal cracks might involve addressing the moisture issues in the surrounding soil, possibly with better drainage solutions or even underpinning to stabilize the foundation.
Preventive Measures: Keeping Foundation Cracks at Bay
While repairs are effective, prevention is always better than cure.
- Regular Inspections: Schedule periodic checks for your foundation. Early detection can lead to cheaper and simpler solutions.
- Proper Grading: Ensure the ground slopes away from the foundation to prevent water accumulation.
- Gutter Maintenance: Gutters and downspouts should direct water away from the foundation.
- Addressing Minor Cracks: By addressing minor cracks promptly, you can prevent them from evolving into major concerns.
Foundation cracks, while common, should never be dismissed as trivial. They demand immediate attention and appropriate solutions. Through regular inspections from experts like FoundationMD, timely repairs, and preventive measures, homeowners can ensure the safety and longevity of their properties. Contact us today!
FAQ
1. How can I tell if my foundation crack is a problem?
Problematic cracks are wide, growing, or accompanied by other warning signs like uneven floors, sticking doors, or water leaks. Vertical cracks are often minor, while horizontal or stair-step cracks may indicate foundation stress. If cracks widen or allow moisture in, a professional inspection is recommended.
2. Can I fix foundation cracks myself?
DIY repairs work for small, non-structural cracks using sealants like epoxy or polyurethane. However, larger, widening, or deep cracks often indicate underlying structural issues. These require professional evaluation and repair to ensure stability. Attempting complex repairs without expertise may lead to further foundation damage or costly future problems.
3. How can I prevent foundation cracks in the future?
Prevent cracks by maintaining consistent soil moisture, ensuring proper drainage, cleaning gutters, and directing water away from the foundation. Avoid planting large trees near the house, as roots can shift the foundation. Regularly inspect for early signs of damage to address issues before they worsen.
