Foundation Repair Information and Advice

Foundation Cracks
Foundation wall cracks that are less than .064” wide typically do not leak. Any crack repair performed on these cracks is cosmetic only. Larger foundation cracks or ruptures do need to be addressed. These cracks are signs that you have, or had, foundation movement.Each type of crack gives you a clue to what is happening with your foundation. Stair step cracks, cracks that follow the grout lines between blocks or bricks, generally indicate settlement. Cracks that are wider at the top also indicate settlement. Horizontal cracks generally indicate bowing or inward movement. Repairing cracks and patching cracks should not be confused. Patching a crack is merely Band-Aiding a possible problem. Crack repair is much more involved and require special training and specialized equipment. Before structural crack repairs are performed contact a professional engineer for guidance.

Foundation Drainage
A common culprit is water accumulation in the soil around the foundation, which expands the soil and puts pressure on walls and foundation footings, causing cracks to appear. Check to make sure all gutters and downspout drains are in good working order, and that the soil around your foundation is properly graded—it should slope at least 6 inches for every 10 horizontal feet.

Most foundations are required to have a perimeter drain system that channels sub-surface water away from the foundation. The drain system is made of concrete tiles or perforated plastic pipe buried in a gravel bed. It usually drains externally (a pipe that opens onto a low spot in your yard), or connects to your sewer system.

It’s possible for this drain to become blocked, causing water to accumulate in the soil and putting pressure on your foundation walls. If you suspect a blocked perimeter foundation drain, seek the advice of a licensed foundation contractor.

Professional Engineering
Trustworthy advice comes from a professional engineer. An initial visit should reveal the severity of your problem and tell you what to do next. In the end, you should get a written report that makes specific recommendations and lays out pros and cons of each option. If you need a complicated fix, you might want to hire the engineer by the hour to inspect while work is underway.